Typology of Slums and Land Tenure in Indian Cities Typology of Slums and Land Tenure in Indian Cities Typology of Slums and Land Tenure in Indian Cities Typology of Slums and Land Tenure in Indian Cities

Presented by

Prof.(Dr.) Neelima RisbudProf.(Dr.) Neelima RisbudCo-ordinator In-charge, National Resource Centre on Urban Poverty

(Est. by Ministry of Housing & Urban Poverty Alleviation, GOI)

School of Planning & Architecture, New Delhi

National Workshop on Land Tenure Issues in Slum Free Planning

Organized by : Centre of Urban Equity, CEPT University Ahmadabad

Context ….

� Major initiative in contemporary urban reforms is JNNURM, aimed towards inclusive

city development through provision of basic services & affordable housing to the

urban poor through its sub-components of BSUP & IHSDP.

� Recently, the GOI announced Rajiv Awas Yojna to make Indian cities slum-free by

according property rights, providing basic amenities and social infrastructure

facilities in slums and low income settlements adopting a 'whole city' approach.

� Slum settlements differ substantially from each other in terms of tenure security

,environmental deficiencies, shelter conditions, income levels and affordability. ,environmental deficiencies, shelter conditions, income levels and affordability.

� The definition of ‘slums’ needs brainstorming as the definition is quite subjective and

need to be supported by parameters of substandardness.

� The RAY subsidies, therefore needs to be rationalized for effective & sustainable

targeting and while according property rights & providing urban infrastructure in

slums.

� One possible approach can be , define, categorize, prioritize & grade slums using

parameter i.e. tenure insecurity, infrastructure deficiencies, housing

requirements/improvements and planning inputs to workout different packages

based on nature of deficiencies and interventions required.

Selecting Cities for 1st Phase of RAY

Identify slum pockets in city

Build Slum Data base (spatial & Non-spatial)

Slum level

Zone level

City level

GIS – enabled Slum MIS

Availability of housing/basic infrastructure, demographic, socio-economic & Other data

Level of Gaps in Housing/civic services in slums/zones/city

Decision for slum Redevelopment

Model

Review & Changes in Master Plan &

Framing of Appropriate Regulations

to facilitate slum-free cities

In-site Redevelopment Relocation

Slum Free city Plan (with Timelines & Phasing)

Context ….

� Most of India’s urban poor live in settlements, commonly

known as slums

� Designated slum areas include settlements with varying

range of legality and degree of deficiency of services.

� Slums need to be identified, classified and prioritised on � Slums need to be identified, classified and prioritised on

the basis of tangible parameters.

� This is important So that improvement packages are

appropriately designed and subsidies are correctly targeted

.

Defining Slums

• Slum areas were first notified under Section 3 (1) under SLUM AREAS (IMPROVEMENT AND CLEARANCE) ACT 1956 enacted in Delhi

Any area unfit for human habitation by reason of-- dilapidation, Overcrowding, faulty arrangement and design of

such buildings, narrowness or faulty arrangement of streets, lack such buildings, narrowness or faulty arrangement of streets, lack

of ventilation, light or sanitation facilities, or any combination of

above factors, are detrimental to safety, health or morals,

The Definition does not provide any measurable parameters

for area unfit for human habitation, and declare it as slum

Objectives of Slum Area (Improvement & Clearance) Act, 1956

� Identification & notification

� Declare slum improvement area

� Declaration of slum clearance areas

� Power of competent authority to order demolition of buildings

unfit for human habitation

� protection of tenants in such areas from eviction

� Power to competent authority to re-develop clearance area

� Power to Central Government to acquire land

� Power to remove offensive or dangerous trades from slum

areas (Section 29).

� Restriction on building, etc., in slum areas. The competent

authority may, restricts erection of any building in a slum area

except with the previous permission .

“UN Habitat” define slum as “as a group of individuals living under the same roof that

lack one or more (in some cities, two or more) of the following conditions:

i. security of tenure,

ii. structural quality and

iii. durability of dwellings,

iv. access to safe water,

v. access to sanitation facilities and

vi. sufficient living area.

Census of India

The Census of India, has adopted the definition of slums specified/declared “slums” through State/UT The Census of India, has adopted the definition of slums specified/declared “slums” through State/UT

or local government under any act. In additions it also consider the following area as slum :

“A compact area of at least 300 population or about 60-70 households of poorly built congested

tenements, in unhygienic environment usually with inadequate infrastructure and lacking in proper

sanitary and drinking water facilities”.

National Sample Survey Organization (58th Round)

“A compact settlement with a collection of poorly built tenements, mostly of temporary nature, crowded

together usually with inadequate sanitary and drinking water facilities in unhygienic conditions. Such an

area, for the purpose of this survey, was considered as “non-notified slum” if at least 20 households lived

in that area. Areas notified as slums by the respective municipalities, corporations, local bodies or

development authorities are treated as “notified slums”.

Definitions

provided by:

lack of

ventilation,

light or

sanitation

Access to

Safe

Drinking

Water

Structural

Quality

Over

crowding

Living

Area

Security

of Tenure

Slum Area

(Improvement&

Clearance) Act

1956

√ √ √ √ × ×

UN-Habitat √ √ √ √ √ √

Comparison of Parameters used by different agencies while

defining any area slums

� The security of tenure is not considered as important parameter

while declaring any area as slum by Slum Act, Census or NSSO.

� Security of Tenure empowers and enables entitlement of formal access to basic services .

UN-Habitat √ √ √ √ √ √

Census of

India

√ √ √ √ × ×

NSSO √ √ √ √ × ×

Magnitude of slums in selected cities

State Cities Urban Population (in (Lakhs)

Slum Population (Lakhs)

Andhra Pradesh Hyderabad 36.8 6.2

Kakinada 2.9 0.59

Delhi Delhi 98.1 18.54

Madhya Pradesh Indore 15.97 2.59

Maharashtra Mumbai 119.7 64.75Source : Census of India, 2001

0

20

40

60

80

100

120

Hyderabad Kakinada Delhi Indore Mumbai

Urban Population Slum Population

Slum Population in Selected Cities

FORMS OF TENURE Sl.No FORMS OF TENURE CHARACTERISTICS

1 Freehold (Individual) Ownership in Perpetuity

2 Delayed Freehold

(Individual)

Conditional Ownership. Title is granted on completion of payments or when developments have

been completed.

3 Registered Leasehold

(individual or community

based)

The right to hold or use property for a fixed period at a given price., without transfer of ownership,

on the basis of a lease contract. A leasehold is a fixed asset. The Ownership for specified period.

4 Co-operative ownership Ownership is vested in the co-operative or group of which residents are co-owner

5 Public Rental Rental Occupation of publicly owned land or house

6 Private Rental Rental of privately owned land or property 6 Private Rental Rental of privately owned land or property

7 Shared equity Combination of delayed freehold and rental in which residents purchase a stake in their property

(often 50%) and pay rent on the remainder to the other stakeholder

8 Community based tenure This can take several forms from rental by a community of generally private land for an agreed

period. At the end of the period, the community an extension may be agreed of the community is

given notice to leave within a agreed period. Other options include Community Area Permits,

Community Lease, or community ownership.

9 Religious Tenure Systems

(e.g. Islamic)

4 main categories within Islamic Societies “Waqf”, ‘ Mulk’, ‘Min’ ‘ Tassuruf’ or usufruct rights, is

increasingly common whilst “musha/mushtarak”, is collective/tribal ownership.

10 Encroachments on public

land

Squatting on public land, prone to eviction as there is no security of tenure but government may

relocate.

11 Encroachment on privateland

Squatting on privateland, prone to forced eviction, the land-owner reserve the land rights.

12 Pavement Dwellers Temporary Encroachment, government/private agencies keep removing them time to time

SlumsSlums inin DelhiDelhi

In Delhi the Commissioner of MCD is the Competent Authority to notify orde-notify slums. The powers are further delegated to the Director (TP) ofthe Slum & JJ Department.

Last notification by Slum & JJ Department was done on 28 April 1994 .

� In the Walled City and its extension about one lakh Katras/properties � In the Walled City and its extension about one lakh Katras/properties have been identified as Slum.

� Private Property (97% of total property) i.e. about 97000 katras/properties

� Evacuee property (3%) i.e. about 3000 katras/properties which are under the Slum and JJ Department.

� Last de-notification by Slum & JJ Department was done in 2004. Some portions of Paharganj were de-notified.

Notified slum area

Slum Typology in

Delhi

Notified

SlumsJJ Cluster

Urban

Village

Unauthorise

d ColonyHomeless

Government Intervention for Slum Improvement in Delhi

Delhi Urban Shelter Improvement Board

Tenement housing(1957-84)

Structural improvement

of Katras (on-going)

JJR colonies(1962-77)

Relocation colonies

(on-going)

In-situ upgradatio

n(on-going)

Environmental Improvement

of urban Slums (on-

going)

Night shelters

(on-going)

Regularised colonies

(on-going)

Government Intervention for Slum Improvement in Delhi

Katras in Old Delhi (Ward No. VIII) – Freehold Status

360 years old settlement, area 100 acres with population of 75000people, 5000 properties in the ward with large number of families (at times15 to 20 families) living in one property.

People living in these

katras of the walled city do

not want to move out of not want to move out of

thier present

accomodation despite all

the difficulties.

Details of Property No. 2785: Details of Property No. 2785:

((Private Private Free hold property)Free hold property)360 years old

� Area of the property is 549 sq m. with houses

18 tenant families .

� 2 storied high structure in dilapidated

state, structurally unsafe to stay, small room

sizes with no natural light and ventilation.

� Leakage from the roof is a problem leading to

dampness in the house. The property has only

four toilets (which are pour flush latrines) to

cater to the needs of 108 people.

Photographs of Katras in Walled city of Delhi notified as Slum

There are 3000 evacuee properties. Most people are poor, 6-8 people staying

in 10’X10’ room, Since the structure is in dilapidated state, roof is

sagging, people on ground floor are in constant fear of structural failure as

people on upper floors continue adding new floors.Structural repairs are

undertaken only in those Katras (slums) where cost of structural repairs does

not exceed Rs. 1,700/ sq. m

Evacuee Property (No. 1485) Evacuee Property (No. 1485)

� In early 1980’s, 44 villages were notified

as slum areas under Slum Act 1956 due

to the poor conditions prevailing in these

villages.

� But all were de-notified in 1985.

(i.e., within 2-3 years of their notification

as slum areas)

UrbanUrban VillagesVillages (Freehold)(Freehold)

as slum areas)

� Lanes are very narrow the pipelines do

not function properly.

� Very few houses connected to public

sewers. Poor light

ventilation, uncontrolled

commercialization.

Unauthorized Colony (Illegal land subdivision on Private Land)

� 38 unauthorized colonies which were notified

as Slum in the year 1957 but at present only 3

such colonies are notified as Slum while the

remaining were de-notified in 1987 and 1995

� Street width varies from 0.8 m to 2m� Street width varies from 0.8 m to 2m

� No natural light and ventilation

� Tenants belong to lower income and owners

are middle or higher income households

Jhuggi-Jhompri Settlements (Encroachments on public land)

Jhuggi-jhompri settlements are not

considered as “Slums “ and are

resettled under centrally sponsored

scheme.

Year JJ Clusters Area (ha) Population

1951 199 21.1 63745

1973 1373 164.1 492415

1983 534 188.3 565000

1990 929 431.7 1295000

1997 1100 902.1 3000000

2001 1080 650.2 2148310

Madhya Pradesh

Slums identification in M. P.

• Slum Declaration is done by the Municipality under the [The M.P. Slum Act, [1976].

• Amendment proposed in ‘Directions for declaring an area as slum’ under Sub-Section 418-A of the M.P. Municipal Corp. Act, 1956, DUDA has issued directions to ULBs in 2009 for declaring an area as slum.

• Non-transferable PATTA ( 30 yr. Lease) was Granted to encroachers on govt. land by Revenue Department under the Patta Act 1984 to the govt. land by Revenue Department under the Patta Act 1984 to the landless urban poor

• An amendment to the Patta Act in 2003 allows pattas to be mortgaged for housing loans from banks, registered housing societies or government organizations.

• Cut off dates have been advanced to 31 may 1998, 31 May 2003 and 31 December 2007 to grant Pattas

Source Year Slum population No. of slums

IDA 1997 134418 huts 270

IMC 1998 406 total, 183 declared

2005 900,000 (49.4% of city

population) 60752 HHs in

declared slums

407 declared, 200

undeclared

2009 712 (tentative list)

Census 2001 259,577 (16.25% of city

population)

Slum information from different sources- Indore

population)

NGOs 2004 637

PPSA* 2005 176545 households 604 total , 229 declared

MPUSP supported

IMC Slum census

2009 788,619 592

* Poverty Pocket Situation Analysis, UN-HABITAT.

• Huge difference in slum population quoted by Census 2001 & Indore Municipal

Corporation.

• IDP 2021 quoted slum population as 30% of the city’s population.

Tenure Typologies of Slums in Indore Slum typologies

� Slums located in 712 Pockets across city

� All slums are notified vide resolution passed by Indore Municipal

Corporation in 2008

� Slum typology as identified by Indore Master Plan are-

Encroachment on Government Land Encroachment on Government Land

Encroachment on Private Land

Illegal Settlements Developed by

Private Developers

Old City Slums with plots owned by

slums dwellers

Old City Slums with plots owned by

slums dwellers

Group 1. Inadequate access (draft indicators) Yes/No

1.1 More than 25% households get less than 50 lpcd water

1.2 More than 25 % households do not have piped water supply

1.3 More than 50% H/H find water of poor quality (taste, smell,

turbidity)

1.4 More than 20% do not have access to sanitary latrines

1.5 More than 50% streets where auto-rickshaw cannot enter

1.6 More than 50% streets without street lights

1.7 More than 25% unpaved streets

Suggested Indicators to declare an area can as slum

Group 1.

Inadequate

access to

infrastructure

and poor

environment

“Yes” for at

least 6 of the

11 indicators

Eligibility criteria for

slum declaration

1.7 More than 25% unpaved streets

1.8 More than 25% streets with no drainage arrangement

1.9 More than 25% houses are affected by water-logging for more

than 15 days a year

1.10 More than 25% affected by polluted nala (small, flooding,

rats)

1.11 More than 25% within 5 meters of fast traffic (rail/road)

Group 2: Inadequate housing 2.1 More than 75% houses without RCC roofs

2.2 More than 50% houses are dilapidated

2.3 More than 75% of 2.1 and 2.2 in combination

2.4 More than 75% houses/plots are less than 25 sq. m. in area

Group 3: Poverty3.1 More than 30% households are BPL

environmentGroup 2:

Inadequate

housing

“Yes” for 2.4

and any one

from 2.1 to 2.3 Group 3:

Poverty

“Yes” for all

indicators

0

100

200

300

400

500

600

700

BAJRANG C P SOMNATH JANAK UDHYOG NAI BASTI

No. of H/Hs with different tenure status in each Slum

Tenure Status of H/Hs in Selected Slums

� The slums of Indore are

characterized by mix tenure type

within a settlement.

� More then 70% (490) of H/Hs of

CP Shekhar Nagar have patta of

30 years, followed by Bajrang

Nagar (176 H/Hs), Nai Basti

Pipliyao (126 H/Hs)) and Somnath

ki chawl (90 H/Hs). BAJRANG NAGAR

C P SHEKHAR

NAGAR

SOMNATH KI JUNI CHAL

JANAK PURI

UDHYOG NAGAR

NAI BASTI PIPLIYA

RAO

Freehold Title Lease 30 Year Patta

1 year Patta Other legal Rights No legal rights

ki chawl (90 H/Hs).

� Somnath ki Chawl, Janakpuri and

Udyog Nagar have slum dwellers

with freehold title.

�Udyog Nagar, CP Shekhar Nagar, Bajrang Nagar, pipliyarao have good number

of H/Hs i.e. 196, 174, 41 respectively with no legal rights.

�It is a predominant phenomena that settlements which have patta titles, have

encroachments in their outer parts, people squat near these settlements in

the hope to get services & benefits provided by the government.

North

Udyog Nagar- Indore

• Private land owned by slum dwellersillegal colony

• Incomes between 3000-10,000/month

• Low density (293ppha) slum.• Majority of H/H have rented their

houses• Number of Industrial units• Improved under MPUSP

Slums in Andhra Pradesh

• Slums are notified under the Andhra Pradesh Slum Improvement

(Acquisition of Land) Act 1956:

� Lack of unambiguous quantitative or qualitative criteria, clear policy

guidelines, cumbersome procedures, political influence, etc. Have

remained major problems in notification of slums.

� It is significant that currently there is no concept, no process of ‘de-

notification of slums. • There are 2 categories of slums, i.e.

(1)Notified and (2) Non-notified slums as per the MEPMA data

� Andhra Pradesh Urban Services for the Poor (2002) , DFID Funded

Project was implemented by Dept. of Municipal Administration and Urban

Development (DMAUD) through 32 municipal urban local bodies (ULBs).

Slum Typology: Prioritizing (grading) slums- APUSP

� Identification and notification of non-notified slums in municipal areas and for prioritizing the slums based on poverty and infrastructure deficiency matrix

� Poverty assessment indicators: � Percentage of BPL Hhs,

� SC/ST population

� Infrastructure deficiency assessment indicators: � Infrastructure deficiency assessment indicators: � Water supply- per capita, Hh not covered by pipe supply,

� Flooding- Hhs without street drains, subject to excessive flooding and water

logging,

� Sanitation- No formal collection,

� Roads and lights score- Hhs not covered by pucca roads, not served by

streetlights

In most of the Municipalities (other than the APUSP Towns), funds are equally

distributed among different wards, irrespective of the infrastructure

deficiency, number of slums and the BPL population in that ward, essentially due to

fractured political processes in the Urban Local Bodies.

Poverty

Infrastructure

Deficiency

Score 1 2 3

1 1/1 2/1 3/1

2 1/ 2 2/2 3/2

3 1/3 2/3 3/3

Poverty and Infrastructure Deficiency Matrix- APUSP

Land owner, Slum status Total

ULB 72

GoAP 650

GoI 4

Private owned 502

Private occupied 125

3

Slum scoring 3/3 is of highest priority. Using this matrix the slums are ranked and

there by priority slums for Improvement were decided. After approval of this matrix

by the Council, the infrastructure development was taken up as per the priority.

In the above Matrix , Tenure Insecurity of settlements has not

been considered

Mixed (Govt / ULB / Pvt) 3

Others 96

Total 1455

� Legal disputes regarding land ownership

constraining the official development inputs

from local body since years.

� GHMC has taken up Vambay housing scheme

(177flats, G+1 and G+2) but due to a stay order

from the original owner of the land the housing

scheme had to be stopped mid way.

� Since then no other development activities

Chandrababu Naidu Slum, Hyderabad ( disputed private land)

� Since then no other development activities

taken up in this slum.

� The owner of the land and the slum dwellers

had come to a mutual settlement of shared land

ownership at 60-40%. Leading to the clearance

of the kuccha houses on the 60% land to be

given to the owner. which are shifted on to the

terraces of the housing blocks built.

� Those families have been staying on the

terraces with no toilets and drinking water

provided since 1yr

� Minority community slum located within a heritage area (jamma masjid)

� Household industry of bangle making

� High density building foot print constraining infrastructure development

Macca masjid huts, Charminar(Hyderabad) (Encroachment of Waqf Land, uncertain tenure)

TN Nagar Serillingampally, Hyderabad

� Undeveloped slum located on lake bed.

Originally construction labourcamp.

� Deficient in Services.

� Very poor community

A slum where housing provided by AP housing

Corporation has been deserted by slum dwellers

But the slum dwellers are mostly involved in

commercial activity related to pilgrims visiting

the Birla temple with their houses have shop

fronts facing the walk way to the temple with

the fear of losing their livelihoods about half of

the slum residents are still living in their original

houses leaving the housing provided by govt.

� Large notified slum (80 acres)

� Population - 4900, Households - 980

� Private land owned by slum dwellers

� Flooded every year due to its proximity to the sea. predominantly a fishermen

community.

� There are 2 more non notified slums attached to this notified slum.

Dummulapeta Slums ( Freehold )

(located on coastal town of Kakinada)

Notified slum developed over landfill site abutting city level drainage developed

under Vambay scheme in 2008. Pattas (ownership documents) are still held with

the Housing board for loan recovery A new non notified slum has developed near

old notified slum. In the new slum land is owned by Govt. An improved slum

encourages new settlements / encroachments in the vicinity for similar benefits

Sanjay Nagar – Mixed Land Ownership

� One of the oldest notified slum in 28 acres with highest density ( Pop.- 8892, H/H: 1636).

� Surrounded bya salt creak in the north, salt pond in the south, Bay of Bengal in the east

and boat building yard in the west with only a single entry & exit ways to the slum.

� Not much scope for improvement of Infrastructure due to irregular topography & high

density building foot print.

� Most of the residents are either fishermen or involved in boat building and port related

works for livelihoods. Private / owned by the slum dwellers.

Yetimoga (Freehold)

Slum Typologies in Mumbai

� The District Collector is a competent authority declare an area as a slum.

Slum definitions is ambiguous & are subject to interpretation.

� Slums are declared & notified by the Housing Department, Government of

Maharashtra based on the approval & report containing surveyed data of

respective cities received from Additional Collector.

Maharashtra Slum (Area Improvement, Clearance and

Redevelopment) Act, 1971

� In declared slums of Mumbai, the issue of tenure (legal occupation) seem to be

the dominant criteria. “Encroachment” seems to be synonymous with “slums”.

This is despite the fact that the issue of ‘tenure’ does not find mention in the

definitions of the Slum in the Act. Dilapidated ‘chawls are not notified as slums

� Slums are identified & notified constantly in Mumbai – sometimes by

government’s own actions, but many-a-times through active lobbying by

communities, landlords or developers. Today, it is profitable to declare a site as

a slum as such sites get unlimited FSI (when redeveloped) depending upon the

density of the slum.

Mumbai (Dharavi - Kumbharwada )

Earlier Vacant Land Tenure (VLC) by MCGM

in 1930, Encroachment on MCGM Land

A potters’ settlement in Dharavi (G-North

Ward) came into existence in the early years

of the 20th century inhabited by potters

from Gujarat. Vacant Land Tenure (VLC)

granted by the Municipal Corporation of

Greater Mumbai(MCGM) to carry out

Houses are being used for residential or commercial activities. MCGM has

cancelled Vacant Land Tenures status as the original VLTs have constructed

slum structures and rented them or sold them to others.

Greater Mumbai(MCGM) to carry out

pottery related activities in 1930s. Most of

the given vacant land is constructed upon

with slum like structures

� 100 years old settlement, (Kasai wada) located in Kurla East (L Ward).

� Total area of about 12 hectares, with 7200 families working in nearby places or

in animal fat godown.

� Houses are of approximately 10’ x 10’ or 12’ x 12’ size

� A thin drain outside the houses to carry sewage from the bathroom

Qureshi Nagar,Kurla (Encroachments on Land belongs to MC & State Govt. )

A thin drain outside the houses to carry sewage from the bathroom

(nahanighar) as well as toilet the railway tracks are used for open defecation.

The extensions to houses are made

whenever required, the extensions

either get used by the occupier or are

rented further to sub-tenants.

Behrampada-Bandra East

Refugee Settlement, Land status not clear

� The 60 years old settlement,population around 50,000 with 2.7 hect. Area.

� The lower floor occupants do not pay rent but lease out the upper floors of

their shanties.

� Know as place of refuge for extremely poor migrants from all over India,

majority of people living here are Muslims.Water supply provided by the majority of people living here are Muslims.Water supply provided by the

municipality with water meters. No sewers, just a nullah along station

road, people used 8 public toilets or defecate along railway tracks.

� The waste water from houses flows in open channels between houses

covered with slabs and at times water supply pipes pass through these

same channels.

o Dwellings are 4 to 6 storied structures having

framework of steel sections and walls of

plywood; tin sheets; and sometimes bricks.

Roofs are made up of tin sheets.

o The ground storey is mostly a shop if the

structure is along the road or along the lanes.

Otherwise, the owner of the shanty occupies

the ground floor

The upper stories are rented out to labourers o The upper stories are rented out to labourers

or other families.

� Topmost stories also house public spaces like a

community hall etc.

� The built form is an excellent example of dense

vertical neighbourhood.

� Located along eastern waterfront , part of the Mumbai

Port.

� Land belongs to Mumbai Port Trust, which leases small

parts of the lands to ship breaking companies for 15

days, entire area has shifting plot boundaries

� About 2000 families staying here since 50 to 100 yrs.

� Hundreds of enterprises occupy the entire

Darukhana, Reay RoadMumbai PortTrust Land, Leased out to ship breaking companies for 15 days

� Hundreds of enterprises occupy the entire

area, processing & selling steel and other material from

the dismantled ships

� People mainly engaged in ship breaking

� Water supply is a problem in the settlement, community

tap is the only source of water.

o The sanitary system is poor with one public toilet used

by the adults, the children defecate in the sea

o Some families cook outside the houses. A few houses

have bathrooms inside. Waste water is drained into the

sea No power cuts, electric meters fitted in each h/h.

o A resettlement colony of people evicted from slums by the govt. in mid

70’s, predominantly Muslims Butchers’ community.

o Land owned by MAHADA, which provided the resettlement in three parts –

transit camps (ground + three storied temporary accommodations for people

who were to be shifted, but never shifted); plots of land (where the settlers

were to build their own houses) and built tenements. All settlers were tenants

of MHADA and currently pay Rs. 125 as rent.

Bharat Nagar, Bandra-Kurla Comlex (Leasehold)

Resettlement Colony on MAHADA Land

of MHADA and currently pay Rs. 125 as rent.

o Prime Property location, sectors notified as a Slum by the Collector (as slum

sites are entitled for higher floor space index) and SRA given redevelopment

permission.

o About 500 houses have been already bought by the developers in 3 sectors of

Bharat Nagar @ of Rs. 1 crore, original occupants have been moved & the

tenements were transferred into names of new persons by the developer.

Wasi Naka Resettlement & Rehabilitation Colony (Leasehold)

o Located on outskirts of the city in low

property market area, look like an

isolated urban islands with no real

connection to other parts of the city.

o The project gives clear tenure & toilets

inside the house; this site has slum-like

conditions & confirms to the slum’s

definitions laid down in the Maharashtra

Slum (Area Improvement, Clearance and Slum (Area Improvement, Clearance and

Redevelopment) Act, 1971.

o Building design fails to deal with work-living situations common in LIG house -holds.

o The Bars of 8 story building are developed at 3 meter distances from each other, light

and ventilation conditions remain abominable.

o Many of the recently built buildings are already showing signs of dilapidation.

o The overuse of infrastructure i.e. lifts and their vandalism is also rampant. A case

where regulations are relaxed to an extreme extent (for rehabilitation of the poor)

making the resettlement colonies vertical slums.

Pavement Dwellers

Prone to Eviction, squatting on public/private land, no housing, depends public infrastructure high inadequacy of

infrastructure

Characteristics

� There is a need to decide on tangible parameters for identification of “Slum’.

This is important as significant amount of subsidies are channelized into

slums.

� Variety of tenure exists in substandard settlements and all may get included in

“slum” for the benefit of getting ‘free services’.

� Insecure tenure, deficiency of services and poor quality of shelter are

important parameters for .defining slum

CONCLUSIONS

important parameters for .defining slum

� Prioritisation of slums is necessary to intervene for improvement.

� Insecurity of tenure is the most important parameter resulting in poor living

conditions as it deprives residents to entitlements like access to basic services.

Present slum legislation, census, or NSSO do not include this parameter.

� Slum characteristics vary according to age, location and city size and city

characteristics.

� Slum continue to grow and get densified as such their potential to

Criteria for Prioritization of slums for Resettlement

Settlements in high risk areas: Environmentally Vulnerable Topographic

conditions –steep slopes (more than 30 degree slope), low lying/floodable

area, area vulnerable to landslides, high tides.

Land use constraints: Slums on Non-Confirming uses, settlements in areas

earmarked in the Master Plan for non residential use or earmarked for large earmarked in the Master Plan for non residential use or earmarked for large

infrastructure of city-wide interest –projects of public interest

Land ownership: Slum Settlements on Forest land, Railway land, Defense

land , airport land

Criteria for Prioritization of slums for in-situ improvement/redevelopment

� Tenure of slum pockets: Settlements without security of tenure- “encroachments” are

most vulnerable and should be given priority in selection for improvement.

� Public Land ownership: slum pocketson Public sector ownership of land should be

prioritized for improvement, as Slums on private land would either require negotiations

with owner or would require time-consuming acquisition

� Willingness of Private Land Owners: Where there is a squatter settlement on private land

and the land owner conveys his willingness for land sharing slum improvement in

infrastructure conditions. infrastructure conditions.

� Infrastructure deficiency: Settlements with critical poverty and infrastructure deficiency

as indicated by appropriate indicators and a high-incidence of waterborne diseases should

be given high priority to improve.

� Private Developer/Real Estate firm ready to take-up slum redevelopment : selective

pockets can be taken up based on techno- financial feasibility

� Status of community organization: Homogeneity of the community can facilitate

mobilization of Community and create consensus of the residents regarding priorities and

requirements the implementation of improvement inputs and responsiveness/willingness

for voluntary redevelopment may be given priority.

� Existence of trunk infrastructure: - Areas near existing spare capacity of trunk

infrastructure can be given priority, since investments will be more cost

effective.

� Settlements with illegal land-sub-divisions- where plot sizes are small(upto 50

sq. mts), there is infrastructure deficiency and community is willing for

improvements in infrastructure. Such settlements can be taken up for in-situ

slum up gradation.

� Population Density – It is desirable to take up improvement of small and � Population Density – It is desirable to take up improvement of small and

medium size slums with low or moderate densities. It is difficult to improve very

high density /large slums.

� Economic potential (including land Value) on which slum is located

� Vacant/ underutilized lands available within 1 km public transport corridor.

Very often not all these criteria can be met, and consequently the project selection

will require a process of “trade-offs”.

Sl. No Cities Name of Slum Tenure Status Land Ownership Legal

Status

Age of

Slum

(years)

Location Existing

Density

Community

Willingness

1 Hyderabad Ambedkar Nagar Encroachment GHMC & BPPA Notified 25 Central

2 Hyderabad Chandrababu Nadu

Slum

Encroachment Public Land Non-notified 20 Peripheral

3 Hyderabad Thathachary Slum Freehold Private owned Notified 25 Central

4Hyderabad Maccamasjid Huts Encroachment Waqf Board Non-notified 50 Central

5 Hyderabad Amjadullah Vikalangulla

(disabled Colony)

Freehold Private owned Non-notified 25 Central

6 Hyderabad Naubath Pahaad Encroachment A combination of

Private owned and

occupied

Non-notified 50 Central

7 Hyderabad Netaji Nagar/Fateh

Sultan Lane Slum

Freehold Private owned Notified 60 Central

Categorization and Prioritization Matrix for Slum based on Tenure – Andhra Pradesh

8 Hyderabad ShantiNagar Freehold Private owned Notified 20 Periphery

9 Hyderabad KhanametLambadiTha

da

Freehold Private owned Non-notified 15 Intermediate

10 Hyderabad TN Nagar Encroachment Lake Bed Non-notified 10 Inter-mediate

11 Kakinada Vimukti (Refugee

Resettlement) Colony

Encroachment Private owned Notified 15- 20 Central

12 Kakinada Ayodhya Nagar Encroachment Public Land Non-notified 10 to 15 Central

13 Kakinada Dummulapeta Freehold Public Land Notified > 25 Periphery

14 Kakinada Sanjaynagar&Sanjayna

garpakkalu

Freehold Private and

Government owned

Notified &

Non-Notified

15-20 Central

15 Kakinada Yetimoga Freehold Private owned Notified > 25 Periphery

16 Kakinada PagadallaPeta

(Urban Village)

Urban Village - Land

belongs to Gram

Panchayat

Disputed Not Known 15-20 Periphery

City Slum Tenure Land Ownership Legal Status Age of

Slum

Location

Indore Bajrang Nagar

Slum Settlements with Pattas (1998)

Government Land Notified 30 Zone-1 Ward-7

Indore Chandra Prabhat Sekhar Nagar

Slum Settlements with Pattas (1984)

Government Land Notified 40 Zone-4 Ward-45

Indore Somnath KiJuni Chowl

Freehold Private Land Notified 90 Zone- 9, Ward No -31

Indore Janakpuri Freehold Private Land Notified >10 Zone No- 11, Ward 8

Categorization and Prioritization Matrix for Slum based on Tenure – Madhya Pradesh

Indore Udyog Nagar Slums in illegal colonies

Private Land Notified >10 Zone No-7, Ward No-54

Indore Nai Basti Pipliyarao

Slums in illegal colonies

Government Land Notified >10 Zone No- 6, Ward No- 57

City Slum Types Land tenure Land ownership Legal Status

Age Location

Mumbai Khumbharwala Encroachment , Earlier Vacant Land Tenure Status

Municipal Corporation Notified 100 Central

Mumbai KunchiKorve Nagar, Kalina

Encroachment Partly by Govt., partly Private Notified Western Sub-urbs

Mumbai Qureshi Nagar, Kurla

Encroachment Partly Central Government, Partly State Govt. and partly Municipal Corporation Land

N.A Kurla, Eastern Suburbs

Mumbai Shiv Krupa Society Freehold Municipal Land Legal Govandi, Eastern Suburbs

Categorization and Prioritization Matrix for Slum based on Tenure – Mumbai

Suburbs

Mumbai Behrampada, Bandra East

Refugee Colony Partly Government, Partly State Government and Partly Municipal owned land

N.A Bandra East, Western Suburbs

Mumbai Darukhana, Reay Road

Leasehold (15 Days) Central Government Land (Mumbai Port Trust)

Port Land in the Island city along waterfront

Mumbai Bharat Nagar, Bandra Kurla Complex

Resettlement Colony MAHADA Land Legal Bandra Kural Complex, Central Mumbai

Mumbai Varsoava Fishing Village

Freehold (Occupants own land)

Occupants own land Legal Western Sub-urbs near sea

Mumbai Vasi Naka Resettlement Colony

Resettlement & Rehabilitation Colony

Originally owned by Private, transferred to State Government, in turn lease

Legal Anik Panjrapol, Eastern Suburbs near oil companies

City Slum Types Land Tenure Land Ownership

Legal Status Age Location

Delhi Walled City (Evacuee

Property)

Freehold

(Tenants)

Private Notified > 100

year

Ward 8, Central

(old) Delhi

Delhi Walled City (Private

Property)

Freehold

(Tenants)

Public Notified > 100

years

Ward 8, Central

(old) Delhi

Delhi Sanjay Amar Colony -

JJ Clusters (Squatter

Settlements)

Encroachment Public

Land

(Railways)

Notified > 30 Year Not Available

Categorization and Prioritization Matrix for Slum based on Tenure – Delhi

Settlements) (Railways)

Delhi Dakshin Puri (JJ

Resettlement Colony)

Freehold Public Legal > 40

Years

South Delhi

Delhi Savda Ghevera ( JJ

Resettlement Colony)

Freehold Public Legal > 30

Years

North Delhi

Delhi Mauj Pur Freehold Private Abadi Area

(Lal Dora)

> 50

Years

East Delhi

Delhi Baljeet Nagar

(Unauthorised Colony)

Freehold

(Illegal-Land

Sub-Division)

Private De-notifed > 40

Years

West Delhi

Delhi Night shelters(Old

Delhi)

Rental Public Legal >50

Years

All Zones

Deficiency & Prioritization Framework to Rationalize Interventions under RAY

Notified Slums Non-notified Slums

Prioritization for interventions under RAY

Parameters for Eligibility

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New housing with

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Housing/Infrastructure/Planning

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In-situ Development In-situ Re-Development New Development

RECOMMENDATIONS

� Revision of Slum Act , define and set measurable indicators to declare any area

slum, regular monitoring of development process to ‘ de-notify’ developed slums.

� Initiate dialogue to make necessary amendments in slum acts and related legislations

, with greater and stronger enforcements of these acts.

� Clear institutional framework, set accountability, greater co-ordination and

integration, defined through government procedures/legislations.

� Exhaustive and detailed database (including GIS enabled database)� Exhaustive and detailed database (including GIS enabled database)

� Identify, Characterize, categories and prioritize slums for “need based” approach based

on rationalized methodology, which should be worked out in local context.

� Empower communities to participation in identification, planning and monitoring of

slum development, form and strengthen ‘Ward Committees” or ‘Mohalla Samities” as

formal and legal mechanisms to promote community participation in local

development.

� Ensure collectives of slums dwellers, women group,SHGs for micro finance for

livelihoods and economic upliftment of slum dwellers.

� Characterization and prioritization for slum redevelopment.

� Workout different tenure options (short-term & long term, ensure lesser

amalgamation/selling of properties)

� Measures to ensure slum development becomes integral part of town planning

through specified norms/regulations

� Incentive FSI – limit and rationalized, different for different kind of slums.

� Clear workout approaches of community integration and work-home relation is to

ensured in redevelopment and resettlement process.

� Special community and work related requirements to be ensured while planning for

re-settlement.

� Collectives of Slum dwellers to facilitate/motivate dwellers to

Establish a successful track record through (pilot phase) in a few

areas before a program can consider itself to have consolidated a

methodology that allows it to go to scale

Thank You