Demand Survey and Preparation of

Demand Survey and Preparation of

Housing
Housingfor
forPlan
PlanofofAction
Action(HFAPoA)
(HFAPoA)
under PMAY- HFA
under PMAY- HFA

Gandevi,
Gandevi,
Navsari Dist.
Navsari Dist.

Final Report,
February 2017

AFFORDABLE HOUSING MISSION

Prepared by:
TABLE OF CONTENTS
LIST OF TABLE............................................................................................................................................... 5

LIST OF FIGURES............................................................................................................................................ 6

ACRONYMS................................................................................................................................................... 6

1 PROJECT OVERVIEW.............................................................................................................................. 9

1.1 PREFACE AND ACKNOWLEDGEMENT................................................................................................................9

1.2 INTRODUCTION AND BACKGROUND.................................................................................................................9
1.2.1 Introduction........................................................................................................................................9
1.2.2 Background......................................................................................................................................10
1.2.3 Urbanization and Housing Scenario in India....................................................................................10
1.2.4 Slum Situation and Housing Shortage for other Urban Poor in India..............................................11
1.3 ABOUT THE PROJECT..................................................................................................................................12
1.3.1 Need of the Plan...............................................................................................................................12
1.3.2 Aim...................................................................................................................................................13
1.3.3 Broad Objectives of the Plan............................................................................................................13
1.3.4 Scope and Limitations of the Plan....................................................................................................14
1.4 PLANNING PROCESS...................................................................................................................................15
1.4.1 Approcach to the project.................................................................................................................15
1.4.2 Purpose of Inception Report- Housing for All Plan of Action...........................................................16

2 INTRODUCTION & PMAY OUTLINE....................................................................................................... 18

2.1 INTRODUCTION TO PRADHAN MANTRI AWAAS YOJANA (PMAY).......................................................................18

2.1.1 Introduction.....................................................................................................................................18
2.1.2 Verticals of PMAY.............................................................................................................................19
2.1.3 Housing for All Plan of Action (HFAPoA)..........................................................................................19
2.1.4 Administrative and Implementation Structure for PMAY................................................................21
2.2 METHODOLOGY FOR PREPARATION OF HFAPOA.............................................................................................23
2.2.1 Stage I: Preparatory Phase..............................................................................................................23
2.2.2 Stage II: Inception Phase..................................................................................................................24
2.2.3 Stage III: Planning Phase..................................................................................................................24
2.2.4 Stage IV: Finalization Phase.............................................................................................................27
2.3 PROPOSED METHODOLOGY FOR IMPLEMENTATION OF HFAPOA.......................................................................28
2.3.1 Stakeholder Consultation at City-Level............................................................................................28
2.3.2 Strategies for Improving Existing Slums...........................................................................................28
 2.3.3 Strategies for addressing housing demand of future low income population................................31
2.3.4 Participatory Process.......................................................................................................................32

3 CITY PROFILE OF GANDEVI.................................................................................................................. 35

3.1 GENERAL PROFILE AND HISTORY..................................................................................................................35

3.2 PHYSICAL CHARACTERSITIC..........................................................................................................................36
3.2.1 Location & Connectivity...................................................................................................................36
3.2.2 Topography & Climate.....................................................................................................................37
3.3 CITY SPATIAL GROWTH PATTERNS.................................................................................................................38
3.3.1 Growth Trend...................................................................................................................................38
3.3.2 Spatial Limits....................................................................................................................................38
3.4 SOCIAL & DEMOGRAPHIC PROFILE...............................................................................................................38
3.4.1 Population Growth...........................................................................................................................38
3.4.2 Population Density...........................................................................................................................39
3.4.3 Sex Ratio and Literacy......................................................................................................................39
3.4.4 Social Groups...................................................................................................................................39
3.5 ECONOMIC PROFILE...................................................................................................................................40
3.6 HOUSING PROFILE.....................................................................................................................................41
3.6.1 Housing Scenario.............................................................................................................................41
3.6.2 Housing Stock...................................................................................................................................41
3.6.3 Housing Condition of Structure........................................................................................................41
3.6.4 Housing Type of Material.................................................................................................................42
3.7 PHYSICAL INFRASTRUCTURE.........................................................................................................................43
3.7.1 Water Supply....................................................................................................................................43
3.7.2 Sewerage, Sanitation and Storm water Drainage...........................................................................43
3.7.3 Solid waste management................................................................................................................44

4 ASSESSMENT OF BENEFICIARIES UNDER HOUSING OF ALL PLAN OF ACTIONS......................................46

4.1 SLUM PROFILE ASSESSMENT...............................................................................................................................46

4.1.1 Definition of Slum as per PMAY.....................................................................................................46
4.1.2 Existing Slum Scenario.....................................................................................................................46
4.1.3 Categorization of Slums...................................................................................................................47
4.1.3.1 Age and Area.........................................................................................................................................47
4.1.3.2 Land Ownership....................................................................................................................................48
4.1.3.3 Tenability Analysis.................................................................................................................................49
4.1.3.4 Land Value.............................................................................................................................................55
4.1.3.5 Density..................................................................................................................................................56
4.1.3.6 Tenure Status.........................................................................................................................................57
 4.2 ASSESSMENT OF SLUM PARAMETERS.............................................................................................................57
4.2.1 Housing and Infrastructure Parameters..........................................................................................57
4.2.1.1 Structure of housing..............................................................................................................................57
4.2.1.2 Water supply.........................................................................................................................................59

4.2.2 Social infrastructure facilities...........................................................................................................63

4.3 URBAN POOR ASSESSMENT.........................................................................................................................66
4.3.1 Definition of Urban Poor..................................................................................................................66
4.3.2 Initiation of Demand Survey............................................................................................................66
4.3.3 Status of Demand Survey.................................................................................................................67
4.3.3.1 Orientation to ULB and Stakeholders....................................................................................................67
4.3.3.2 Advertisement.......................................................................................................................................67
4.3.3.3 Workshops and Public Meetings...........................................................................................................70
4.3.3.4 Forms and Data Entry Status.................................................................................................................70
4.3.3.5 Forms and Data Entry Status 2500 Forms during Phase 1...................................................................71

5 STATE POLICES, PROGRAM, REFORMS & STRATEGIES...........................................................................74

5.1 PREVIOUS APPROACH AND PRACTICES...........................................................................................................76

5.1.1 Government Policies for affordable housing....................................................................................76
5.1.2 Housing Policy for urban poor..........................................................................................................77
5.1.3 Slum Upgradation Scheme...............................................................................................................79
5.1.4 Slum Networking Project.................................................................................................................80
5.1.5 VAMBAY HOUSING (Valmiki Ambedkar AWAY YOJANA- BPL Housing)............................................81
5.1.6 JnNURM - BSUP................................................................................................................................82
5.2 PREVIOUS GUJARAT STATE INITIATIVE AND POLICIES.........................................................................................82
5.2.1 The Rehabilitation and Redevelopment of the Slums 2010.............................................................82
5.2.2 Gujarat Slum Rehabilitation Policy - PPP 2013.............................................................................86
5.2.3 Gujarat Affordable Housing Policy 2014.......................................................................................92
5.2.4 Scheme for State Government Assistance for EWS and LIG.............................................................97
5.3 PRESENT GUJARAT STATE FUNDING IN ACCORDANCE WITH PMAY VERTICALS.....................................................98
5.3.1 In-Situ Slum Redevelopment through PPP.......................................................................................98
5.3.2 Affordable Housing through Partnership.........................................................................................98
5.3.3 Beneficiary Led Housing Component...............................................................................................98

6 SLUM STRATEGIES............................................................................................................................. 101

6.1 STEPS INVOLVED IN ARRIVING CURATIVE STRATEGIES.......................................................................................101

6.2 3 X 3 DEFICIENCY MATRIX.........................................................................................................................102
6.2.1 Housing and Infrastructure Deficiency Parameters.......................................................................102
6.2.2 Social Deficiency Parameters.........................................................................................................102
 6.2.3 Ranking and Range Weightage.....................................................................................................103
6.2.4 Defecit Analysis..............................................................................................................................104
6.3 PHASING OF SLUMS..................................................................................................................................109
6.4 IN SITU VIABILITY CHECK...........................................................................................................................113
6.4.1 Check of Feasibility and Clubbing Options.....................................................................................120
6.4.2 Viability with Clubbed Slums..........................................................................................................122
6.4.3 Strategy Finalization after Viability Study......................................................................................125
6.5 SLUM INTERVENTION FOR TENABLE SLUMS....................................................................................126
6.6 SLUM INTERVENTION FOR UN TENABLE SLUMS..............................................................................128

7 OTHER URBAN POOR STRATEGIES..................................................................................................... 130

7.1 ASSESSMENT OF URBAN POOR IN DEMAND DURVEY......................................................................130

7.2 LAND REQUIREMENTS TO MEET FUTURE HOUSING NEEDS AND VACANT LAND INDENTIFICATION.................131
7.3 STRATEGY OF POLICY REFORMS WITH FUTURE SUPPLY OPTIONS......................................................................131
7.3.1 Housing Supply Strategies.............................................................................................................132
7.3.2 Infrastructure Strategies................................................................................................................133
7.3.3 Socio-Economic Development Options..........................................................................................136
7.3.4 Suggested Reforms in Policies........................................................................................................137
7.3.5 Approach in Land Related Issues...................................................................................................138
7.3.6 Assessment of Rental Housing Market..........................................................................................139

8 INVESTMENT PLAN OF HFAPOA......................................................................................................... 142

8.1 PROJECT IMPLEMENTATION AND INSTITUITIONAL MECHANISM.....................................................142

8.1.1 Implementation Mechanism and Authority...................................................................................142
8.1.2 Role and Responsibility of Institutions...........................................................................................143
8.1.3 Public Private Partnerships............................................................................................................144
8.1.4 Participatory Planning...................................................................................................................147
8.1.5 Progress Reports............................................................................................................................147
8.1.6 Social Infrastructure and Quality Assurance..................................................................................147
8.1.7 Recommendations for Implementation of the Plan.......................................................................148
8.1.8 Operation & Maintenance Arrangement.......................................................................................149
8.2 INVESTMENT PLAN FOR URBAN POOR AS PER HFAPOA.....................................................................152
8.3 COMPONENT WISE INVESTMENT AS PER HFAPOA...........................................................................153
LIST OF TABLE

Table 1 : Demographics of Gandevi Nagarpalika..................................................................................39

Table 2 : Density of Gandevi Nagarpalika.............................................................................................39

Table 4 : Literacy Rate of Gandevi Nagarpalika....................................................................................40

Table 5 : Social Groups of Gandevi City................................................................................................40

Table 6 : Working Population of Gandevi City......................................................................................40

Table 7 : Total Houses by Use in Gandevi City......................................................................................41

Table 10 : Material of Roof...................................................................................................................42

Table 11 : Material of Wall...................................................................................................................42

Table 12 : Material of floor..................................................................................................................42

Table 13 : Water Supply details of Gandevi City...................................................................................43

Table 14 : Sanitation Facilities in Gandevi City.....................................................................................44

Table 15 : Age and Area of Slums in Gandevi.......................................................................................47

Table 16 : Land Ownerships of Slums in Gandevi.................................................................................48

Table 17 : Tenability Status of Slums....................................................................................................52

Table 18 : Dwelling Unit Density Analysis............................................................................................53

Table 19 : Tenure Status of Slums........................................................................................................54

Table 20 : Housing structure in Slums..................................................................................................54

Table 21 : Caste Distribution................................................................................................................60

Table 22 : Income level in Slums..........................................................................................................61

Table 23 : State Parameters for Affordable Housing............................................................................90

Table 24 : Scheme for EWS..................................................................................................................95

Table 25 : Scheme for LIG....................................................................................................................95

Table 26 : Present Gujarat State Affordable Housing Criterias.............................................................96

Table 27 : Defecit Matrix....................................................................................................................101

Table 28 : Phasing of Slums................................................................................................................104

Table 29 : Preliminary development options.....................................................................................106

Table 30 : In-Situ viability check.........................................................................................................107

Table 31 : Viability for Clubbing option..............................................................................................111

Table 32 Slum Intervention for Tenable Slums...................................................................................115

Table 33 : Slum Intervention Strategy for Un-Tenable Slums.............................................................117

Table 34 : Land Requirement Calculation...........................................................................................120

Table 35 : Investment Plan for Slums.................................................................................................140

Table 36 : Demand Survey Details......................................................................................................141

Table 37 : Investment Plan for urban poor as per HFAPoA................................................................141

Table 38 : Component Wise Investment Plan....................................................................................142

LIST OF FIGURES

Figure 1 : Methodolody.......................................................................................................................15

Figure 2 : Locational Map of Gandevi..................................................................................................36

Figure 3 : Climate Graph of Gandevi....................................................................................................36

Figure 4 : Climate Graph of Gandevi....................................................................................................37

Figure 5 : Temperature Graph for Gandevi..........................................................................................37

Figure 6 : Gandevi City growth in Timeline.........................................................................................38

ACRONYMS
PMAY Pradhan Mantri Awas Yojana

GoI Government of India

HFAPoA Housing For All Plan of Action

PPP Public Private Partnership

MLD Million Litres per Day

NH NationalHighways

IRR Internal Ring Road

LIG Low Income Group

MIG Middle Income Group

EWS Economically Weaker Section

HIG High Income Group

BOT Built Operate and Transfer

Local Planning Area
LPA
BPL Below Poverty Line

SC Scheduled Caste

ST Scheduled Tribes
1. PROJECT OVERVIEW
1 PROJECT OVERVIEW

1.1 Preface and Acknowledgement

Gandevi Nagar Palika, the ULB with a population of 16827 as per census 2011 is implementing
Vision of Housing for All under the Pradhan Mantri Awas Yojana (PMAY). Government of Gujarat,
under the Affordable Housing Mission invited sealed competitive bids and Darashaw and Company
Private Limited has been successfully appointed to prepare Housing for All Plan of Action (HFAPoA)
for Gandevi City.

M/s.Darashaw and Company Private Limited has entered into a contract agreement with the
Secretary (Housing and Nirmal Gujarat), Urban Development and Urban Housing Department on
16th May 2016 for Consultancy Services for Demand Survey and Preparation of Housing for All Plan
of Action (HFAPoA) under PMAY-HFA Scheme for Gandevi City in Gujarat State. The main focus of
this report is to present and discuss the city profile, zone wise slum profile, reasons for formation of
slums, observations of infrastructure assessment and various policies-frameworks which is adopted
by the Gandevi Nagar Palika for slum improvement.

The main objective of the Final Report is to highlight the assessment of the current situation of the
project parameters, as originally envisaged in the Terms of Reference (TOR), after their findings
during the Final phase in which we have proposed final intervention strategies for slums. The report
also suggests the consultants approach and methodology, towards successful completion of the
project.

1.2 Introduction and Background

1.2.1 Introduction

The Honble President of India, in his address to the Joint Session of Parliament on 9th June, 2014
had announced By the time the Nation completes 75 years of its Independence, every family will
have a pucca house with water connection, toilet facilities, 24x7 electricity supply and access.

Honble Prime Minister envisioned Housing for All by 2022 when the nation completes 75 years of its
Independence. In order to achieve this objective, the Central Government has launched a
comprehensive mission, thePradhan Mantri Awas Yojana Housing for All (Urban).
The mission seeks to address the housing requirement of urban poor including slum dwellers
through the following four verticals:

Slum rehabilitation of slum dwellers with the participation of private developers using their
existing land as a resource, (In-Situ Development).
Promotion of Affordable Housing for the weaker section through the Credit Linked Subsidy.
Affordable Housing in partnership with Public and Private Sectors.
Subsidy for Beneficiary-Led Individual House construction /enhancement.

Housing for All Plan of Action (HFAPoA) report comprises of all the above mentioned four verticals.

1.2.2 Background

The Ministry of Housing Urban Poverty Alleviation, Government of India has launched the Pradhan
Mantri Awas Yojana (PMAY) - Housing for All (HFA) by 2022. A comprehensive urban housing scheme
to achieve the objective that by the time the nation completes 75 years of its Independence, every
family will have a pucca house.

The scheme seeks to address the housing requirement of the urban poor including slum dwellers and
will be implemented through four verticals, giving option to beneficiaries and ULBs. A beneficiary
family in this mission will comprise husband, wife, unmarried sons and/or unmarried daughters.

The four verticals of the PMAY-HFA (Urban) as per the guidelines are:

Slum rehabilitation of slum dwellers with participation of private developers using land as a
resource.

Promotion of Affordable Housing for the weaker section through credit linked subsidy.

Affordable Housing in partnership with Public and Private sectors.

Subsidy for beneficiary-led individual house construction.

The Pradhan Mantri Awas Yojana (PMAY) will be implemented as a centrally sponsored scheme
except for the component of the Credit Linked Subsidy which will be implemented as a Central Sector
Scheme. The scheme also prescribes certain mandatory reforms for easing up the urban land market
for housing, to make adequate urban land available for affordable housing.

1.2.3 Urbanization and Housing Scenario in India

Urbanization is an index of transformation from traditional rural economies to modern industrial

ones. The gradual increase in the number of urban centers from lower population sized categories to
class I cities has resulted in top heavy structures of urban population in India. India's urbanization is
often termed as over urbanization, pseudo-urbanization. The big cities attained an inordinately large
population size leading to a virtual collapse in the urban services, followed by basic problems in the
field of housing, slum, water, infrastructure, quality of life etc. Urbanization is a product of
demographic explosion and poverty induced rural-urban migration. Urbanization is occurring not due
to an urban pull but due to a rural push. The impacts of Urbanization have the following results:

Proliferation and densification of slums and growth of informal settlements.

Degradation of housing stock which is characterized by congestion and obsolescence.
Increase of social deprivation.
Deteriorating nutrition and health status of the urban poor.

Indias urban population registered a decadal growth of 32 percent rising from 285 million to 377
million between 2001 and 2013. Slum population has been estimated to be 93.06 million in 2011,
which is 26% of the total urban population of India. The total housing shortage at the 12th plan
period has officially been assessed as 18.78 million dwelling units for 78.86 million households,
where 98% of this shortage was in the Low Income and Economically Weaker Sections (EWS)
segment. 95% of the shortage of housing has been estimated in EWS and LIG sectors.

1.2.4 Slum Situation and Housing Shortage for other Urban Poor in India

Slums are the habitats of the urban poor. The urban poor are generally equated with slum dwellers
as slums exhibit the most visible form of poverty in urban areas. Gandevi Municipal Council is no
exception to this general phenomenon in the urbanization process. Due to a large rural-urban
differential in income and employment opportunities, particularly due to the employment
opportunities in the tourism sector (In historical places), the rural poor are migrating from the
hinterlands of the city and taking refuge either in slums or on city pavements, as they cannot afford
expensive formal housing. The inevitable result of continuous rural-urban migration is either re-
densification of exiting slums or proliferation of new ones- (squatter settlements) primarily on vacant
public land, like, rivers/canals banks, and the like

With the rapid growth of the service sector, the attraction of the cities for diverse and gainful
employment of rural and suburban poor cannot keep pace with the mobilization of resources to
provide land for affordable and serviced housing in appropriate locations for a significant section of
the urban population especially for the urban poor. Hence those excluded from the delivery of
formal housing find alternatives in non-serviced lands, sometimes in marginal, untenable or
environmental risk prone areas which are termed as slums.
Slum formation is an inevitable consequence of urbanization in India and other developing countries.
According to 2001 census, 23.1 per cent of urban population in India lived in slums while the
proportion is higher in large cities. For example, in Mumbai 55 per cent of the population live in
slums and confront acute scarcity of basic amenities required for a healthy living. In the Calcutta
Metropolitan Area in 2001 out of the population of 14 million, about 4.75 million were found to be
slum dwellers, i.e., more than one third of the total population.

About 377million persons or about 31 per cent of Indias population of 1.21 billion lived in urban
area in 2011 spread over 5161 towns. The urban population is likely to grow to about 600 million by
2031. United Nations indicated that by 2030, Indias urban population will grow to 576 million and
constitute 40 per cent of the total populations. In 2011 there were 54 cities with a million plus
population and 495 cities above 100000 population. It is estimated that the number of million plus
cities in India will grow to 75 by 2021. In addition there will be 500 large cities with a population
above 100000 by 2021.

At the slum decadal growth rate of 34%, the slum households are projected to go upto 18 million. 2
million non-slum urban poor households are proposed to be covered under the Mission. Hence, the
total housing shortage envisaged to be addressed through the new mission is 20 million.
The Housing for All Mission will be implemented during 2015-2022 and will provide central
assistance to Urban Local Bodies (ULBs) and other implementing agencies through States/UTs for:

In-situ Rehabilitation of existing slum dwellers using land as a reource through private
participation.
Credit Linked Subsidy.
Affordable Housing in Partnership.
Subsidy for beneficiary-led individual house construction/enhancement.

1.3 About the Project

1.3.1 Need of the Plan

About one-fourth of Indias population is poor i.e., their expenditure on consumption goods is less
than the poverty line benchmark. An analysis of population growth trends between 2001 and 2011
shows that while India grew at an average annual growth rate of 1.6 per cent, urban India grew at 3
per cent, mega cities at 4 per cent, and slum population rose by 5 per cent.

Rapid and unplanned urbanization and simultaneous growth of the urban population in limited living
spaces has a visible impact on the quality of life of the urban population and the urban poor bear the
brunt of this burden. When infrastructure services are lacking slums and other vulnerable
settlements are amongst the worlds most live threatening environments. This calls for immediate
attention to improve the living conditions by providing basic amenities in slums and squatter
settlements.

The model of slum improvement worldwide and also in India has experienced a seachange in
approach with more and more people staying in slums especially in large, metropolitan cities. The
exclusionary slum clearance approach followed in India during the early 50s had been replaced by
the inclusive slum improvement model since 70s. Although slum demolition was carried out in large
cities to accommodate market driven uses, the slum improvement and upgrade has been accepted
as the basic principle in various policy documents published by Govt. of India and subsequent
housing policies and national programmes adopted thereof.

Housing for All (HFA) by 2022 scheme, a comprehensive urban housing scheme to achieve the
objective that by the time the Nation completes 75 years of its Independence, every family will have
a pucca house.

1.3.2 Aim

The aim of this Housing for All Plan of Action scheme is to provide shelter to the individuals who are
homeless. The main focus of this government housing plan will be on the people who belong to
Slums, LIG and EWS categories.

1.3.3 Broad Objectives of the Plan

The Housing for All Plan of Action for the city of Gandevi Nagarpalika under the prerogative of
Housing for All (HFA) for the slum dwellers and the urban poor envisages a Housing for All Gandevi
Nagarpalika through a multi-pronged approach focusing on:

1. Bringing existing slums within the formal system and enabling them to avail of the same level of
basic amenities as the rest of the town;

2. Redressing the failures of the formal system that lie behind the creation of slums; and

3. Tackling the shortages of urban land and housing that keep shelter out of reach of the urban poor
and force them to resort to extralegal solutions in a bid to retain their sources of livelihood and
employment.

The broad four principles/categories that are outlined in HFA program are as follows:

Slum rehabilitation of slum dwellers with participation of private developers using land as a
resource.
Promotion of Affordable Housing for the weaker section through the credit linked subsidy.
 Affordable Housing in Partnership with Public and Private sectors.
Subsidy for beneficiary-led individual house construction.

1.3.4 Scope and Limitations of the Plan

The scope of work for HFAPoA includes the following tasks:

TASK 1: Demand Survey

TASK 2: Preparation of Housing for All Plan of Action (HFAPoA)

Limitations - The report discusses issues and concerns of the different slum pockets in the city
context in which they lie and understanding of the area of influence spreading in different zones. An
initial assessment has been made of the exiting status considering its profile amongst all slums. The
report also focuses on the fact that the slums need to come up to par with other progressive parts of
city. Basic information has been sought for infrastructure facilities and delivery mechanisms which
are city owned, such as, physical and social infrastructure from different government institutions,
urban local bodies, NGOs and many other stake holders of the proposed projects.

Primary research, secondary research and knowledge of slum pockets/zones was collected for the
study taking due care of validating the authenticity and correctness of the information collected from
different sources. However no pledge, expressed or implied is given as the completeness or accuracy
of information/data/opinions provided by third parties or secondary sources.

The limitation which could be faced during the preparation of Housing for All Plan of Action for
Gandevi City would be:

While conducting surveys in slum pockets, social problems can be encountered by the survey
team due to local opposition, hampering the survey..
Transformation pace is very fast in slums, due to which periodical data updates for accuracy
will be required.
1.4 Planning Process

1.4.1 Approcach to the project

The preparation of the perspective plan for Housing for All Plan of Action (HFAPoA) for the city of
Gandevi, Gujarat involves the following stages.

1. Demand Survey

2. Preparation of Housing for All Plan of Action

Figure 1 : Methodolody
1.4.2 Purpose of Inception Report- Housing for All Plan of Action

The broad purpose of this Final Report is set out the Consultants approach to the Project. Included
in the approach is the articulation of the overall requirements of the project related to the
methodology based on city profile, Slum profile, NGO identification and their role, house hold survey
format etc. The Final Report is the blueprint for the life of the project. Central to the report are the
objectives of the project together with the activities that are planned in order to meet those
objectives. The Final Report is prepared after the team members initiated field work on the project
and had discussions and inputs from the draft phase report were taken. It is after the draft phase of
the project work Report can that the Final report has been written since another purpose of the
report is that of reality check and a field presence is necessary for that aspect. It is important for the
contents of the Draft Report be understood and agreed to by Gandevi Nagarpalika and than
incorporated in the Final report. The report will include the importance and socio-economic profile
of Gandevi. This report will also cover exsiting Policies and reforms which Gandevi Nagarpalika is
doing implementation for slum improvement.
2. PRADHAN MANTRI AWAS YOJANA OUTLINE (PMAY)
2 INTRODUCTION & PMAY OUTLINE
Owing to rapid urbanization in and around the town, large influx of the migrants has been observed,
which has resulted in formation of slums. The town presents a wide range of activities in various
Institutional, Commercial and Tourism sectors. Growth in such activities, possibilities of absorption in
various service sectors, scope of employment in trade and business activities, hawking, retailing,
carting etc. could have attracted rural poor to the town.

The Ministry of Housing Urban Poverty Alleviation, Government of India has launched Pradhan
Mantri Awas Yojana (PMAY) - Housing for All (HFA) by 2022 scheme a comprehensive urban housing
scheme to achieve the objective that by the time the Nation completes 75 years of its Independence,
every family will have a pucca house.

The scheme seeks to address the housing requirement of urban poor including slum dwellers and
will be implemented through four verticals, giving option to beneficiaries & ULBs. A beneficiary
family in this mission will comprise husband, wife, unmarried sons and/or unmarried daughters.

The four verticals of the PMAY-HFA (Urban) as per guidelines are:

Slum rehabilitation of Slum Dwellers with participation of private developers using land as
a resource

Promotion of Affordable Housing for weaker section through credit linked subsidy

Affordable Housing in Partnership with Public & Private sectors

Subsidy for beneficiary-led individual house construction

The Pradhan Mantri Awas Yojana (PMAY) will be implemented as a Centrally Sponsored Scheme
except for the component of Credit Linked Subsidy which will be implemented as a Central Sector
Scheme. The scheme also prescribes certain mandatory reforms for easing up the urban land market
for housing, to make adequate urban land available for affordable housing.

2.1 Introduction to Pradhan Mantri Awaas Yojana (PMAY)

2.1.1 Introduction

Pradhan Mantri AwasYojana (PMAY), a path breaking scheme for the slum dwellers and urban poor
envisagesHousing for All through encouraging States and ULBs to tackle the housing problem of
urban poor in a holistic manner.
In pursuance of this vision of Slum free India, Rajiv Awas Yojana (RAY) was launched in June 2011 in
two phases, the preparatory phase for a period of two years, which ended in January 2015, and
implementation phase. Central Government has approved the implementation phase for the period
of 2015-2022.

Central Government approved RAY on 3rd September 2013 as a Centrally Sponsored Scheme (CSS).
RAY is for 2013-2022. It is applicable to All Cities/ UAs of the Country. The selection of Cities is to be
made by State/UTs in consultation with the Centre.

2.1.2 Verticals of PMAY

The Mission will be implemented through four verticals giving option to beneficiaries, ULBs and State
Governments. These four verticals are as below:

2.1.3 Housing for All Plan of Action (HFAPoA)

What is Housing for All Plan of Action (HFAPoA)?

The HFAPoA is a city level action plan with investment requirements projected and prioritized for
housing requirement and planning for provision of houses for the urban poor for the next 10-15
years. The plan has two parts; Part I- The Curative Strategy includes assessment of present status of
slum, Formulation of Slum Intervention Strategies, and Part-II Preventive Startegy includes Demand
Assessment, Framing Investment requirements & Financing plan estimating and delineating the
development of affordable housing for the urban poor and revision to the existing urban policies to
enable housing for urban poor. While formulating the above two broad strategies, the Housing For
All Plan of Action will take into consideration the present status of slums, the priorities of slum
dwellers, the resources and capabilities of the city in improving the quality of life of the urban poor
and the capacity of the urban poor to be partners in this development process.

Why is a Housing For All City Plan of Action required?

The HFAPoA is required so that the slums are prioritized for development and funding based on
methodological assessments. It is also important as it gives the way forward in terms of quantum of
urban poor housing required to meet the future urban poor housing shortage and the corresponding
fund required to prevent slums from forming in future.

Which Cities will prepare Housing For All Plan of Action?

The scheme will cover entire urban area consisting of 4041 statutory towns with initial focus on 500
Class I cities in three phases. Credit linked subsidy component of the scheme would be implemented
across the country in all statutory towns right from the beginning.

In the spirit of cooperative federalism, mission will provide flexibility to the States for choosing the
best options amongst four verticals of mission to meet the demand of housing in their states. Process
of project formulation and approval in accordance with the mission Guidelines would be left to the
States so that projects can be formulated, approved and implemented faster

How is a Housing For All Plan of Action prepared?

The process of plan preparation begins with educating the stakeholders about HFAPoA, then framing
the curative strategy which will include; mapping and assessing the housing and infrastructure
conditions in the existing slums which will lead to prioritizing the slums for fund allocation for
improvement works. The preventive strategy will include an assessment of the housing shortage and
the housing stock required for the urban poor and a plan for providing these houses in the next 10-
15 year time frame, along with the suggestions for necessary policy reforms to facilitate the same.
After the completion of the curative and preventive strategy the next important step in the
preparation of the HFAPoA is the assessment of the investments required for the same and planning
for resources to meet the projected investment requirement keeping in view the funding available
under PMAY and utilizing other innovative finance mechanisms.

A Housing For All Plan of Action (HFAPoA) is an important instrument for cities to attain the objective
of PMAY. It is a citywide plan of action which consists of two parts, a plan to bring about the
improvement of the existing slums (Curative Strategy) through the participation of the existing slum
dwellers and strategies for prevention of future slum (Preventive Strategy).

The HFAPoA planning exercise will help the city to take a holistic view on housing for the urban poor,
lead to systematic data gathering and analysis for structuring a city wide strategy on urban poor
housing, which could further lead to city level proposals; zone, ward and slum level proposals, as well
as proposals which would help to address structural issues which have constrained the access to
affordable shelter solutions for the urban poor in the city in the past.

2.1.4 Administrative and Implementation Structure for PMAY

Consultants for Gandevi City will undertake a demand survey through suitable means for assessing
the actual demand of housing. While validating demand survey, consultants shall consider possible
temporary migration from rural areas to the city just to take advantage of housing scheme and
exclude such migrants from list of beneficiaries. On the basis of demand survey and other available
data, consultant will prepare Housing for All Plan of Action (HFAPoA). HFAPoA will contain the
demand of housing by eligible beneficiaries in the city along with the interventions selected out of
four verticals. On the basis of HFAPoA, States/Cities will subsequently prepare the Annual
Implementation Plans (AIPs) dividing the task upto 2022 in view of the availability of resources and
priority. For larger cities, HFAPoA and AIPs can be prepared at sub-city (ward/zone etc.) level with the
approval of concerned State/UT Government.

The result of demand survey, draft HFAPoA and draft AIP will be discussed with the local
representatives including MLAs and MPs of that area so that their views are adequately factored in
while finalising the plans and beneficiary list.

Consultants will be able to access the plan of Cities which have already prepared Housing Forl All
Plan of Action (HFAPoA) or any other housing plan with data on housing, and utilise the existing plan
and data for preparing Housing for All Plan of Action (HFAPoA). Houses constructed under various
schemes should be accounted for while preparing HFAPoA & AIP.
The process of Housing for Plan of Action is as below:
2.2 Methodology for Preparation of HFAPoA

2.2.1 Stage I: Preparatory Phase

Environment Building

Environment building for initiation of Housing for all planning is the first phase as this will help create
awareness among all the Stakeholders. Workshops at various levels- City, zone and slum level to be
conducted along with all prominent stakeholders and local NGOs and CBOs with the motive to
educate people on the aim, objectives, guiding principles and various components and stages of
HFAPOA preparation under Pradhan Mantri Awas Yojana. Reconnaissance survey and secondary data
collection like Master Plan, CDP, CSP etc. to be conducted as an integral part of environment building.

Workshops at City Level:

a. The environment/orientation for the survey and mission objectives needs to be created by
organising meetings with all concerned stakeholders like elected representatives, Officials, NGOs,
CBOs, Slums etc to explain the objective of the demand survey and Housing for All (Urban) Scheme
Guidelines.

b. The consultant shall give orientation on Pradhan Mantri Awas Yojana (PMAY) Housing for All
(Urban) Guidelines and survey format for each town. It will also include selected participants from
the ULBs. The major aspects to be covered should include:

Discussion on four verticals of PMAY-HFA guidelines

Size of dwelling units

Typologies/categories of applicants to be covered under project

Documents to be submitted by applicants to concerned ULBs

Any suggestions/feedback from potential applicants

Advertisement of Demand Survey:

a. The consultant shall advertise

b. The advertisement shall mainly focus on demand survey procedure and to convey the
PMAY mission objectives for receiving the applications.

c. The advertisement shall be conducted through local newspaper, flyers & banners, as per
discussion with ULB officials.
 d. The strategy for the advertisement & the demand survey shall be formulated in
consultation with ULB officials.

Collection of Application Forms:

Demand Survey data or Application Forms shall be collected by the agency from minimum 2
locations.

Data Entry of Application Forms:

Data Entry of Survey data/Application Forms Details shall be done by the selected bidder as per given
formats of PMAY Guidelines/the client, data compilation and collation of the same.

Submission of Documents and Application Forms:

Survey Documents/Application Forms Details shall be submitted by the selected bidder to ULB with
soft copies of data entering and compilation. The consultant shall assist respective ULB for validating
the data.

2.2.2 Stage II: Inception Phase

Review of Existing Socio-economic survey and other secondary data collected from the Gandevi
Nagarpalika
All relevant maps and primary data are to be procured from the client and reviewed by the Team.
This data will include date from the socio-economic survey that has already been conducted and the
existing maps if any from the clients side. A detailed study of the same needs to be done for timely
execution of the work.

2.2.3 Stage III: Planning Phase

Formulation of Future Supply Options & Policy Reforms

City level study of the current situation

Analysis of existing housing shortage, future gaps, supply & demand

Formulation of future supply options & policy reforms for affordable housing & rental
housing
Data analysis:

Based on the demand survey and other relevant data like slum survey data, HFAPoA data,
census 2011 etc, consultant Prepare Housing for All Plan of Action (HFAPoA) covering all the
four verticals of PMAY Guidelines.
Identification of different stakeholders for preparing HFAPoA. & Conducting Stakeholder
Workshops and meetings to prepare the ground for beginning the processes and surveys
required under HFAPoA.
Primary data / secondary data like maps, statistics, vacant land details etc collection from
ULBs.
Preparation of a City Profile
Review of Existing Policies and Programmes of GoI/ GoG, related to slum rehabilitation and
affordable housing.
Study of Documents, Maps and Reports related to the Housing and Urban Poverty including
Housing Forl All Plan of Action under RAY, City Development Plans, Statutory Development
Plan, City Sanitation Plan and Detailed Project Report for the Housing and Urban Poverty
which have been prepared, proposed, under implementation projects

Strategy Selection: Selection of four categories for Housing For All Plan of Action. Several
Models will be derived in this manner and the amalgamation of all of them will help us to
achieve a complete Hosuing for All Development Plan. implemented projects for achieving
synergy with the other ongoing projects

Curative Strategy

Preparation of a Information Base for all Slums.

Categorisation of Slums Based on Tenability Analysis (based on location, land use, land
ownership etc for all slums)

Prioritisation of Tenable Slums through Priority Matrix

Prioritisation of Untenable and (Semi tenable) Slums

Analysis of Housing Conditions of all slums.

Formulation of Slum Intervention Strategies

a. Detailed Analysis of all Prioritised Slums

b. Formulation of Slum Intervention Strategies for all Prioritised Slums

I. Consultant will carry out following viability analysis on tenable slums based on the
data available and other data provided by ULB. Parameters like Location, number of
 eligible slum dwellers, area of slum land, Market Potential of Land (Land Value), FAR/
FS, Density etc shall be considered.

II. Based on the above mentioned analysis/data, consultant willl determine financial
and technical viability of in-situSlum redevelopment on PPP basis using land as a
resource for all the Slums.

III. The Financially viable slums (after considering additional FSI/FAR, TDR etc. & other
incentives at States/ULB level) should be identified/suggested for development
under programme vertical of In-situ Slum Redevelopment using land as a resource
and shall be phased for implementation during Mission Period (2015- 2022)

IV. Consultant shall analyse Non-Viable slums and Un-tenable slums if they can be
implemented under any other Verticals of PMAY - HFA scheme or any other states
policy (if any) for such slums.

Preventive Startegy

Demand Assessment:

Analysis of demand survey data for Credit link subsidy, Affordable housing & Beneficiary led
housing components of HFA scheme.

Analysis of Vacant land bank details based on land available or land earmarked for the
implementation of Affordable Housing Project

Analysis of vacant EWS housing stock under various housing scheme for which the
beneficiaries has not yet been identified

Estimating future housing shortage for the urban poor.

Framing Investment Requirements & Financing Plan:

Estimation of Investment Requirements - considering financial resources from Central

Government, State Government, ULBt, beneficiary

Financial Planning for Implementation of the 4 verticals/components as per PMAY - HFA

guidelines
Proposed Institutional and Capacity Building Plan:
For successful implementation of the Housing For All Plan, an Institution strengthening plan
has to be proposed for delivery of various components and formulation of a Capacity
Building Plan and Program for the town.
2.2.4 Stage IV: Finalization Phase

Public Consultation:

A key factor in designing the sustainable program of service delivery is to involve the communities in
pre planning, planning, implementing and monitoring the process. Public Consultations and Public
Participation are two effective tools of social interaction. Public consultation is an important tool to
build confidence between the stakeholders and the project formulators to minimize the risk of delay
of project implementation. It also counters the sinister political propaganda, if any, about the project.
It would help the concerned authority to make an assessment of public opinion about the project
and nature and extent of opposition likely to occur during implementation stage. Thus an exhaustive
public consultation process has to be carried out before finalization of HFAPoA for Gandevi Municipal
Council.

Finalization of HFAPoA Report:

The Housing for All Plan of Action envisages a Perspective Plan of Action for all the slums in the city
based on prioritization and phasing. The HFA POA will comprise of:
Part 1: Redevelopment of Existing Slums:
This comprises a comprehensive, prioritized phased action plan covering all slums (notified and non-
notified) over a period of 5 years for provision of housing, physical and social infrastructure along
with funding pattern and fund mobilization efforts identified from various sources like PPP etc.
The redevelopment plan includes the existing physical infrastructure within and in the vicinity of
slums and proposed relocation areas including connectivity infrastructure such as road network
(within and in the vicinity of slums), other transport network (in the vicinity of existing slum pockets
and proposed relocation pockets), water supply, sewerage, drainage, electricity and coULBunication
networks and solid waste management facilities. Social infrastructure facilities like community
toilets/baths, informal sector markets, livelihood Centre, pre-schools, child care center, schools,
health centers, banking. are also incorporated in the plan proposal as per the requirement of the
slums.
Part 2: Prevention of Formation of New Slums in Future

This comprise of strategies for prevention of creation of future slums considering the rate of
population growth and Housing Demand & Shortage of the city with a 20 years perspective and
hence earmarking of land in private and public housing projects based on the estimation of housing
and other requirements which may come up in the next 20 years.
2.3 Proposed Methodology for Implementation of HFAPoA

2.3.1 Stakeholder Consultation at City-Level

The exercise of HFAPoA will start with a city level stakeholder consultation. For this purpose, the
PMAY cell of the ULB, in this case Gandevi Nagarpalika will coordinate the consultation process.

Outputs:

Awareness building/brainstorming and consensus building workshops with stakeholders.

Assessment of low income housing and existing options.

Establish institutional mechanism and a platform for stakeholders for their effective
participation and involvement in policy decision making, deciding institutions for anchoring
the entire process.

Resolution by the urban local body to prepare HFAPoA.

2.3.2 Strategies for Improving Existing Slums

1. Preparation of geo-referenced base map of city (optional)

Preparation of geo-reference city base map of the city is optional

City can decide to use a Google map for the purpose.

Outputs:

A map with all the slums marked on it.

2. Preparing a list of slums (notified & non-notified) and squatter settlements by ward/ zone and
marking their boundaries on the ward/ zone map by physical verification

A Google map can be used for the purpose.

The research team should go over the boundaries of the slum to mark them on a map, which
can also be a Google map.

To also mark slum/ squatter settlement on the map, that is not available in the list of slums
given by the ULB.

To delete an already developed slum from the list of slums given by the ULB and then start
the process of its de-notification.

Outputs:
 Updated list of slums

Slum boundaries marked on a map.

3. Collecting basic data of each slum/ squatter settlement in the ward/ zone

This data can be collected through either a quick focussed group discussion or using available
data such as biometric survey by the ULB. The data should be on:

Area of the slum,

Total households (HH),

General employment profile,

Land ownership,

Land use as per the proposed master/ development plan,

Dwelling unit (DU) density per hectare,

Extent of economic activities in the slum,

Level of infrastructure facilities in the slum,

Extent of investments by the households in housing,

Housing condition.

Outputs:

Table with the above data on each slum in the ward/ zone, to be used for taking decision on
the development option in each slum.

4. Tenability analysis

Here, the efforts must be made to make slums on reserved lands tenable through changes in the
land use.
Semi-Tenable Slums are those slums which are located on land zoned for non-residential uses, land
proposed for public and semi-public uses, industrial land, etc., as prescribed by the Master Plan.
Often land proposed under the Master Plan for specific purposes do not get developed for many
years and in these cases there may be a review of the land use with the following possibilities:
i. Change of present use to residential use

ii. Swapping of land uses for the same area of land in the same zone of the city

Outputs:
 List of the slums to be developed in-situ

Decision about lands whose land use could be changed to accommodate in-situ
redevelopment

List of slums to be rehabilitated

5. Slum socio-economic survey (as per option chosen by the ULB) (Optional)

This survey should be carried out as per the National Buildings Organization (NBO) format.
But, it is optional and not necessary at this stage. There is a guideline available for
management information system (MIS) and the cities can create their own MIS data system
over time.

Outputs:

Data in MIS Format

6. Integration of spatial data & socio-economic (including bio-metric) information at slum/city level
to create slum MIS (Option)

A detailed Geographic Information System (GIS) and MIS data integration needs to be done
only if detailed Total Station Surveys for GIS and detailed survey as per NBO format have
been carried out.

It is recommended that the HFAPoA begins while the city is putting in place the data system.

Data collected through group discussion can be superimposed on the Google maps created
to take decision about the options for each in-situ redevelopment of slum

7. Slum-level consultations on redevelopment options for tenable slums - in-situ redevelopment

This process should be facilitated by a CBO, which is registered and accredited with the ULB.

The criteria to be used for the purpose of deciding redevelopment options of tenable slums
are:

i. Investments in housing by the current dwellers and the ULB,

ii. Density,

iii. Extent of economic activities within slums,

iv. Housing affordability of households and

v. Land values

Outputs:
 Development option for each slum acceptable by the current occupants and the ULB.
8. Deciding development options for each untenable slum/ squatter settlement to be rehabilitated

There should be consultation on options with the dwellers.

Identification of lands in the same ward/ zone for case of relocating untenable slums

Outputs:

Rehabilitation Plan for the dwellers of untenable slums.

9. Ward-level / Zone-level consultation for the Ward/ Zone-level proposal for all the slums within
the Ward/ Zone

Compilation of development options for each slum & squatter settlement in the ward/ zone.

Ward/ zone level consultation with ward committee members, all elected representative and
slum representatives.

Outputs:

Final approval of the ward/ zone level plan for existing slums.

Selecting slums for Phase I implementation using prioritization criteria, the most important
being willingness of the CBO to participate.

Deciding modalities and roles and responsibilities of actors in implementation .

2.3.3 Strategies for addressing housing demand of future low income population

1. Inventory of vacant and under-utilized land parcels

The inventory should be done for each Ward/ Zone of the city. Following categories of land parcels
should be identified:

Land parcels reserved for Socially & Economically Weaker Section (SEWS) and Lower Income
Group (LIG) housing in the Ward/Zone in the Master/Development Plan.

25% of land parcels earmarked for EWS and LIG housing in the new private/public plotted
development or new housing.

Vacant public land parcels which can be diverted for the use of EWS/LIG housing.
It should include information on:

Area

Current use, if any

 Marking on the map

2. Assessment of housing needs and demand - Existing and Future

This should include:

Estimation of future population as per the Master Plan projections.

Estimating demand for different income groups for ownership housing and rental housing.

3. Formulation of housing supply strategy

This should include:

Strategy for the development of built houses as per the demand.

Strategy for promoting self-built housing through either sites or services (S&S) or making
only serviced lands available for the new migrants to come and construct their own housing.

Strategy for creating employee housing by employers such as construction firms, industrial
units, etc.

Strategy for creating rental housing for seasonal migrants.

Strategy for rental housing for recent migrants

Also, the slum level development proposal / detailed project report (DPR) should be prepared
through community level consultations. In case of large slums, the slum needs to be divided into
smaller pockets identified through community mapping. Consultations at the each of the slum
pockets- beginning with neighborhood groups- need to be undertaken while preparing the DPR.

The approach towards Housing for All is not an isolated exercise. The linkages to overall
infrastructure development in the city as well as a policy restructuring are important for the success
of slum free inclusive cities.

4. Provision of public transport

Most efforts at slum free cities have been to remove the slums from the city centre and resettle
them on the peripheral areas. This disrupts their linkages and results in long distance travel to their
work places and many a times it also results into loss of employment. At the core of these issues is
the fact that most cities lack an affordable and efficient public transport. The slum dwellers can re-
adjust with a new location if they can easily travel to their employment sites, without losing out of
working days. This problem can be tackled by integrating the slum locations with the public transport
system. For ones who cannot afford spending on a round trip from home to work should be
supported with foot-path and bicycles lanes.
 5. Provision of EWS and LIG housing on public lands
The local government has to take into account that slum creation is a continuous process, with mass
immigration of people from rural to urban areas, as well as from smaller towns to larger cities. To
tackle this issue, slum redevelopment as well as provision of EWS and LIG housing on public land has
to be exercised.

2.3.4 Participatory Process

It is seen till date that slum clearance has been a result of top-down decision-making for long.
However, with the government at the Centre taking up a challenge for making Indian cities slum-
free, decisions have to be participatory to be sustainable. Peoples aspirations, paying capacity,
relocation after-care, etc., have to be considered so that new slum locations do not convert back to
slum-like conditions.

Minimum displacement and relocation within same ward or zone

Although Jawaharlal Nehru National Urban Renewal Mission (JnNURM) has taken a stand to ensure
in-situ development of slums, many a times, slum relocation has to be undertaken in the best
interests. Some of the conditions when slum relocation is the best solution are as follows:

In case the slums are located in and around drains and other water bodies. Such locations
are hazardous to health and provision of infrastructure like drainage and sewerage would be
futile.

Again, many slums are located near railway tracks, airport runways, etc., which are not
landmarked for housing. Such cases are ideal for slum relocation.

The Master Plan is the guideline for the land use in cities. If slums are located in areas not
marked for housing in the Master Plan, then their relocation is the best alternative.

Slums locations where provision of infrastructure and basic services is not feasible due to the
geography of the land, like, hilly or marshy areas, have to be relocated to another site. Also
there are cases of slums on public lands where the land owning agency has concrete plans of
using the land for development in the near future.
3. CITY PROFILE OF GANDEVI
3 CITY PROFILE OF GANDEVI

3.1 General Profile and History

Gandevi Municipality, with population of about 17 thousand is Gandevi sub district's the least
populous municipality located in Gandevi sub district of Navsari district in the state Gujarat in India.
Total geographical area of Gandevi municipality is 4 km2 and it is the smallest city by area in the sub
district. Population density of the city is 3842 persons per km2. There are 7 wards in the city, among
them Gandevi Ward No 02 is the most populous ward with population of 2582 and Gandevi Ward
No 05 is the least populous ward with population of 2131.

Nearest railway station is Bilimora which is within the city. Gandevi is the sub district head quarter
of the city. District head quarter of the city is Navsari which is 25 km away. Gandhinagar is the state
head quarter of the city and is 362 km far from here. Yearly average rainfall of the city is 1706 mm.
Maximum temperature here reaches up to 39C and minimum temperature goes down to 16.3C.

3.2 Physical Charactersitic

3.2.1 Location & Connectivity

Gandevi is a village panchayat located in the Navsari district of Gujarat state, India. The latitude
20.8167 and longitude 72.9833 are the geocoordinate of the Gandevi.

Rail:

The nearest railway station to Gandevi is Gandevi which is located in and around 2.1 kilometer
distance. The following table shows other railway stations and its distance from Mamakudi.

Gandevi railway station 2.1 KM.

Amalsad railway station 2.9 KM.
Ancheli railway station 5.1 KM.
Bilimora Jn railway station 5.9 KM.
Vedchha railway station 8.0 KM.
Road:

Gandevi to Ahmedabad - 305 kms

Gandevi to Mumbai - 228 kms
Gandevi to Braoda 192 kms
Gandevi to Surat - 64 kms
 Figure 2 : Locational Map of Gandevi

3.2.2 Topography & Climate

The climate here is tropical. In winter, there is much less rainfall than in summer. This climate is
considered to be Aw according to the Kppen-Geiger climate classification. In Navsari, the average
annual temperature is 27.1 C. The rainfall here averages 1555 mm .

Figure 3 Climate Graph of Gandevi.

http://en.climate-data.org/location/24395/
 Figure 4 : Climate Graph of Gandevi

It receives typically three seasons, viz, summer, winter and monsoon. March to May months are hot
seasons while June to September are monsoon perod for Gandevi. Winter is not such cold as
compared to the other parts of India. The temperature here averages 27.4 C. In a year, the average
rainfall is 1039 mm.

Source: http://en.climate-data.org/location/52748/

Figure 5 : Temperature Graph for Gandevi

The driest month is February. There is 0 mm of precipitation in February. Most of the precipitation
here falls in July, averaging 381 mm.The precipitation varies 629 mm between the driest month and
the wettest month. Throughout the year, temperatures vary by 8.8 C.
3.3 City Spatial Growth Patterns

3.3.1 Growth Trend

Below the images of Gandevi City shows the pattern of physical growth has been towards the eastern
side from the main core of the City.The area of Gandevi is 4.4 Sq.km. There has been development of
houses in the city, especially in the periphery; also the density within the city limits has greatly
increased. One of the important reasons for this increase in denity is the development of small scale
industries and commercialization along the roads. The city is growing towards north and East.

Figure 6 : Gandevi City growth in Timeline

3.3.2 Spatial Limits

The area of Gandevi is 4.4 km2 which has been changing from year 2000. There has been
development of houses in the city, especially in the periphery; also the density within the city limits
has greatly increased. One of the important reasons for this increase in denity is the development of
small scale industries and commercialization along the roads. The city is growing towards north and
west towards Vadodara and Surat.
3.4 Social & Demographic Profile

3.4.1 Population Growth

The city is home to about 17 thousand people, among them 8473 (50%) are male and 8354 (50%) are
female. 72% of the whole population are from general caste, 3% are from schedule caste and 25%
are schedule tribes. Child (aged under 6 years) population of Gandevi municipality is 9%, among
them 52% are boys and 48% are girls. There are 3755 households in the city and an average 4
persons live in every family.

Table 1 : Demographics of Gandevi Nagarpalika.

Year Population Decadal Growth (%)

1991 14596 -
2001 15865 6.18
2011 16827 8.59

3.4.2 Population Density

According to Census 2011, the population density of Gandevi is 2000 persons per km2. Population of
the city has increased by 6.1% in last 10 years. In 2001 census total population here were about 16
thousand. Female population growth rate of the city is 6.2% which is 0.2% higher than male
population growth rate of 6%. General caste population has increased by 4.8%; Schedule caste
population has decreased by -4.3%; Schedule Tribe population has increased by 11.1% and child
population has decreased by -3.1% in the city since last census.

Table 2 : Density of Gandevi Nagarpalika

Year Population Density (persons per km2)

1991 -
2001 -
2011 2000

3.4.3 Sex Ratio and Literacy

As of 2011 census there are 986 females per 1000 male in the city. Sex ratio in general caste is 958, in
schedule caste is 977 and in schedule tribe is 1072. There are 915 girls under 6 years of age per 1000
boys of the same age in the city. Overall sex ratio in the city has increased by 2 females per 1000
male during the years from 2001 to 2011. Child sex ratio here has decreased by 107 girls per 1000
boys during the same time. Total about 13 thousand people in the city are literate, among them 7016
are male and 6381 are female. Literacy rate (children under 6 are excluded) of Gandevi is 88%. 92%
 of male and 84% of female population are literate here. Overall literacy rate in the city has increased
by 3%. Male literacy has gone up by 2% and female literacy rate has gone up by 4%.

Table 3 : Literacy Rate of Gandevi Nagarpalika

P_LIT M_LIT F_LIT P_ILL M_ILL F_ILL

13397 7016 6381 3430 1457 1973

3.4.4 Social Groups

Hindus contribute 78% of the total population and are the largest religious community in the city
followed by Muslims which contribute 20% of the total population and Jains are the third largest
religious community here with 1% population.. Female Sex ratio per 1000 male in Hindus are 995 in
Muslims are 951 and in Jains are 988.

Table 4 : Social Groups of Gandevi City

Town Population Hindu Muslim Christian Sikh Buddhist Jain Others Not Stated

13,18
Gandevi 16,827 3,366 42 10 3 169 28 29
0

3.5 Economic Profile

Gujarat has some of the largest business corporations in India. It is one of the major industrial hubs
of India.Industrial products include cement and petrol. It contributed significantly towards
strengthening India's self-sufficiency by contributing a major share in the central pool over time.
Gandevi has 38% (6439) population engaged in either main or marginal works. 58% male and 18%
female population are working population. 54% of total male population are main (full time) workers
and 4% are marginal (part time) workers. For women 15% of total female population are main and
3% are marginal workers.

Table 5 : Working Population of Gandevi City

Total Workers Main Workers Marginal Workers Non Workers

6439 126 593 10388

3.6 Housing Profile

3.6.1 Housing Scenario

A house is considered as bundle of services. It not only provides shelter to a householdbut also fulfil
all basic utilities and needs of each member of household. Thereforeprovision of house for the entire
population comprises in the city is essential. This chapter deals with the present housing status,
housing need, housing issues and relatedstrategies.

Table 6 : Total Houses by Use in Gandevi City

Total
Total 4683
Residence 3209
Residence cum other use 1474

3.6.2 Housing Stock

As per census 2011, the Gandevi city comprises population of 16827 (as per 2011 Census), with total
number of 4683 of census houses. There are 82% of houses which are used for wholly residential
use. Out of the total no of houses 99.1% of the houses are permanent or semi permanent while 0.9%
of the houses fall under temporary housing.

3.6.3 Housing Condition of Structure

A study of the households by the condition of the Census houses occupied by them shows that while
households in good condition made up 74.2% according to 2011 census.

The livable and dilapidated houses show a steady decrease in the percentage of total households
over the last two decades. But still a portion of the population still lives in dilapidated houses which
will require housing and therefore, preventive strategy has to be taken.

3.6.4 Housing Type of Material

According to Census 2011, maximum number of houses is constructed with concrete roof and is
pucca. Machine made tiles also find prominence as materials of roof construction followed by Metal
sheets to form semi-pucca houses.

Therefore, most of the houses are built of stone walls and concrete roofs and are pucca houses. This
shows that most of the people have opted for investing in making permanent houses which indicates
the availability of tenure rights and the economic stability to build pucca houses.

According to Census 2011, maximum number of houses is constructed with concrete roof and is
pucca. Machine made tiles also find prominence as materials of roof construction followed by Metal
sheets to form semi-pucca houses.
 Table 7 : Material of Roof

Grass/ Plastic/ Hand Machin Burnt Stone/ G.I./ Concr Any

Thatch/ Polythe made e made Brick Slate Metal/ ete other
Bamboo/ ne Tiles tiles Asbest materia
Wood/ os l
Mud etc. sheets

Number of
12 2 383 656 11 60 2,214 1,294 6
Households
Therefore, most of the houses are built of stone walls and concrete roofs and are pucca houses. This
shows that most of the people have opted for investing in making permanent houses which indicates
the availability of tenure rights and the economic stability to build pucca houses.

According to Census 2011, maximum number of houses is constructed with stone as the material of
wall construction. Concrete and unburnt mud bricks are also materials which find prominence as
materials of wall construction. Stone has continued to be the chosen material for construction as it is
the local material of construction. The local materials of construction are used over burnt bricks
which require to be brought from other places. Therefore, here in this city houses with such
materials are also pucca buildings. But use of burnt bricks has also gained prominence over the last
decade. This shows that people are investing in permanent materials in housing construction which
is a clear indicator of growing housing demand in the city.

Table 8 : Material of Wall

Grass Plasti Mud/ Wood Stone Stone G.I./ Burnt Conc Any
/ c/ Unburnt not packed Metal/ brick rete othe
Thatc Polyt Brick packed with Asbest r
h/ hene with Mortar os mate
Bam Mortar sheets rial
boo
etc.
Number of
Household 134 9 253 285 5 5 58 3,221 643 25
s
Table 9 : Material of floor

Mud Wood/ Burnt Stone Cement Mosaic/ Any Other

Bamboo Brick Floor Tiles Material
Number of 7 1 2,15
Households 41 9 4 ,270 431 2 31
According to Census 2011, maximum number of houses is constructed with stone as the material of
wall construction. Concrete and unburnt mud bricks are also materials which find prominence as
materials of wall construction. Stone has continued to be the chosen material for construction as it is
the local material of construction. The local materials of construction are used over burnt bricks
which require to be brought from other places. Therefore, here in this city houses with such
materials are also pucca buildings. But use of burnt bricks has also gained prominence over the last
decade. This shows that people are investing in permanent materials in housing construction which
is a clear indicator of growing housing demand in the city.

3.7 Physical Infrastructure

3.7.1 Water Supply

Key Aspects of Source of Water in Gandevi.

Total water produced (MLD) 2.5

Ground water (MLD) 2.5

Average daily volume treated (MLD) 2.5

Total water connections (nos.) 2955

Water connections in slums (nos.) 820

No. of days of supply in a month - 30

Annual revenue receipts from water 1,891,000

Annual revenue expenditure on water 2,304,000

Annual capital expenditure on water 0

Table 10 : Water Supply details of Gandevi City

Tapwater Tapwater Cove Uncover Handpum Tubewell/ Other

from from un- red ed well p Borewell Sources
treated treated well
source source
Number of
2,833 583 37 54 26 135 2,833
Households

Within Premises Near Premises Away

Number of Households 2425 874 419
3.7.2 Sewerage, Sanitation and Storm water Drainage
Gandevi Nagarpalika is at present augmenting the existing water supply scheme. Increased water
supply is expected to result in a corresponding increase in wastewater generation. Gandevi lies in an
almost flat terrain which poses a challenge to sewarage and storm water drainage.
Key Aspects of Waste water and Sewarge
Total sewerage connections (nos.) 3,070
Annual revenue receipts from WW 1,150,000.
Annual revenue expenditure on WW 1,141,000.
Annual capital expenditure on WW

Key Aspects of Sanitation Facilities

Coverage of Toilets -
Coverage of wastewater network services 3 sqkm.
Coverage of individual toilets in slums -

Table 11 : Sanitation Facilities in Gandevi City

Flush/ Pour Flush Latrine Pit Latrine

Piped With slab/ Without
Septic Other
Sewer ventilated slab/ open
Tank System
System improved pit pit
Number of
1,684 918 61 15 1
Households

3.7.3 Solid waste management

Efforts to improve solid waste management in the city of Gandevi were made by the Nagarpalika.
Key Aspects of Solid Waste Facilities

Waste generated (TPD) 5.33

Waste collected (TPD) 5.20

Door to door colln.(no. of households and establishments) 4974

Annual revenue receipts from SW 541,000

Annual revenue expenditure on SW 8,356,000

Efficiency of collection of municipal solid waste - -

4. ASSESSMENT OF BENEFICIARIES UNDER
HOUSING OF ALL PLAN OF ACTIONS
4 ASSESSMENT OF BENEFICIARIES UNDER HOUSING OF ALL
PLAN OF ACTIONS

4.1 4.1 Slum Profile Assessment

4.1.1 Definition of Slum as per PMAY

To be defined as Slum atleast below given two or more criteria should be present.

If located within or in proximity to solid waste dumps, drainage ponds, open drains, streams,
canals etc.
Unauthorized settlements on public land like road, railway land, canal etc.
The location is prone to water-logging, accumulation of drainage/wastewater.
At least 50 percent of the households earn their livelihoods in the unorganized sector.
At least 50 percent of the dwelling units are of semi-permanent or non-permanent nature.
At least 50 percent of the households do not have access to piped water supply.
At least 50 percent of the households do not have individual household latrines.
At least 50 percent the households do not have access to private bathing spaces.
At least 50 percent the households do not have at least 1-metre wide pathways leading to
their dwelling units.
There is no street lighting in the cluster.
At least 20 percent of the families do not have authorized electricity connection.

4.1.2 Existing Slum Scenario

There are total 9 number of slums in Gandevi which are spread out in 4 wards out of which 7 are
notified.The rest slums are Non-notified. According to Primary survey under Rajiv Awas Yojana, the
total slum population is 5,867 and the total slum households are 1446. The GIS mapping of the Slums
has been done by the consultants with regular discussions with Nagarpalika officials. The map
showing the locations of slums in Gandevi has been in the last of report.
 Scenario at Gandevi

Overall Slum Area, Population and Households in the city (Gandevi City)

Gandevi
Area (in SqKm) 4

Planning Area (in SqKm) NA

Municipal Area (in SqKm) NA

Area of Slums (in Ha) 24.7

Number of Municipal Wards NA
Total Population 2001 census (no's in millions) 15,865

Total Households 2001 census NA

Total Population 2011 census (no's in millions) 16827

Source: Socio Economic USHA Survey Data provided by Gandevi Nagarpalika

1.1.1 GIS Mapping of Slum Pockets

4.1.3 Categorization of Slums

4.1.3.1 Age and Area

Table 12 : Age and Area of Slums in Gandevi

Surrounding
Sr.No Slum Area of Slum Age of Slum Slum Location
Area
Halpatiwas
1 20000 >30 Core Area Residential
Harijanwas
2 Waglian Chal 10000 >25 Core Area Residential
3 Mankla faliya 37000 >25 Core Area Residential
Sultar factory
4 30000 >25 Core Area Institutional
Halpatiwas
5 Indira was 25000 >20 Core Area Other

6 Khadi Khadi 15000 >25 Core Area Residential

Parsiwad
7 35000 >25 Core Area Residential
Halpatiwas
Power house
8 65000 >25 Core Area Residential
Halpatiwas
Railway fatak
9 8000 >15 Core Area Residential
halpatiwas

4.1.3.2 Land Ownership

The number of slum with reference to the ownership of the land on which they are located and since
how long they have been in existence. The categorization based on the land ownership of slums used
for assigning strategies for development priorities for implementation under various strategies for
development in addition to other analysis. All the slums over the age group of more than 20 years,
out of which 100% of the slums are located within the core of the city and all the slums are situated
on State Government Land, Government of Gujarat.

Table 13 : Land Ownerships of Slums in Gandevi

Sr.No Slum Notified/Non-Notified Slum Location Ownership of Land

Halpatiwas
1 Notified Core Area State Government
Harijanwas
2 Waglian Chal Notified Core Area Private

3 Mankla faliya Notified Core Area Semi government

Sultar factory
4 Notified Core Area Semi government
Halpatiwas
5 Indira was Notified Core Area State Government
Sr.No Slum Notified/Non-Notified Slum Location Ownership of Land

6 Khadi Khadi Notified Core Area State Government

Parsiwad
7 Notified Core Area State Government
Halpatiwas
Power house
8 Unnotified Core Area State Government
Halpatiwas
Railway fatak
9 Unnotified Core Area State Government
halpatiwas

4.1.3.3 Tenability Analysis

The physical verification of all tenable, semi-tenable and untenable slums is completed with
theinvolvement of community andelected representatives. The finallistings of tenable, semi-tenable
and untenable slums are completed only after the physicalverification as well as cross verification
with the current approved secondary data sources.

Untenable Slums

As per PMAY format, slum pockets in the following locations may be considered as untenable

1. Major storm water drains

2. Other drains

3. Railway line

4. Major transport alignment

5. River or water bodies Bank

6. River or water bodies Bed

7. Others (Hazardous or Objectionable) including high tension lines

However, slums on other drains may be examined for being included in the categoryof semi tenable
or tenable slums depending on the exact location of the slum and thepossibility of in-situ
development through sustainable engineering solutions.
 Pradhan Mantri Awas Yojana - Housing For All Plan of Action - Gandevi Nagar Palika

Tenable Slums

Land Tenure Status

Possession Encroach
Secure Enchroach
With Certificate/ ed- On InSecure Tenure Status
Tenure ed-Public Other
Patta Occupancy Private Rent Tenure %
% Land
Right Land
No No No No No No
Sr. Slum Secure if more than 60%
No.of HH
No Name HH have possession
Certificate or Patta Rights,
Considered as % % Semi Secure if 40-60% HH
Considered as InSecure Tenure
Secure have it and InSecure if
more than 60% is
Encroached as per NBO
Data
Halpatiwas
1 56 0 0 0.00% 0 0 0 100 178.57% Insecure
Harijanwas
Waglian
2 36 0 0 0.00% 0 0 0 36 100.00% Insecure
Chal
Mankla
3 23 0 0 0 0 0 1 22 100.00% Insecure
faliya
Sultar
4 factory 195 1 0 0.51% 0 0 24 170 99.49% Insecure
Halpatiwas
5 Indira was 78 0 0 0.00% 0 0 0 78 100.00% Insecure
Khadi
6 160 0 0 0.00% 0 0 2 158 100.00% Insecure
Khadi
Parsiwad
7 14 0 0 0.00% 0 1 3 10 100.00% Insecure
Halpatiwas
8 Power 277 0 1 0.36% 0 0 2 274 99.64% Insecure
house

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Land Tenure Status

Possession Encroach
Secure Enchroach
With Certificate/ ed- On InSecure Tenure Status
Tenure ed-Public Other
Patta Occupancy Private Rent Tenure %
% Land
Right Land
No No No No No No
Sr. Slum Secure if more than 60%
No.of HH
No Name HH have possession
Certificate or Patta Rights,
Considered as % % Semi Secure if 40-60% HH
Considered as InSecure Tenure
Secure have it and InSecure if
more than 60% is
Encroached as per NBO
Data
Halpatiwas
Railway
9 fatak 521 0 0 0 0 0 98 423 100% Insecure
halpatiwas

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 Pradhan Mantri Awas Yojana - Housing For All Plan of Action Gandevi Nagar Palika

Semi Tenable Slums

All slum pockets located on sites, which are earmarked for non-residential uses as per plan, would be
categorized as semi-tenable. This list of Slums would needfurther analysis and review. Finally, the
semi tenable slums should either becategorized as Tenable or Untenable. Slums on Central
Government Lands also couldbe classified as semi tenable till such time as a decision is taken along
with competentauthorities on whether they should be tenable or untenable as per the overall plan
ofthe respective Central Government Authorities.

Table 14 : Tenability Status of Slums

Sr.No Slum Physical Location Tenability

Others(Non-Hazardous/Non
1 Halpatiwas Harijanwas Tenable
Objectionable)
2 Waglian Chal Others(Hazardous/objectionable) Untenable
Along Nallah (Major storm water
3 Mankla faliya Tenable
drain)
Others(Non-Hazardous/Non
4 Sultar factory Halpatiwas Tenable
Objectionable)
Others(Non-Hazardous/Non
5 Indira was Tenable
Objectionable)
Others(Non-Hazardous/Non
6 Khadi Khadi Tenable
Objectionable)
Others(Non-Hazardous/Non
7 Parsiwad Halpatiwas Tenable
Objectionable)
Others(Non-Hazardous/Non
8 Power house Halpatiwas Tenable
Objectionable)
9 Railway fatak halpatiwas Others(Hazardous/objectionable) Untenable
Source: Socio Economic USHA Survey Data provided by Gandevi Nagarpalika

4.1.3.4 Land Value

The land value of the slums located in the core area and those located in proximity to the
Commercial Landuse zone of the city are the highest while that on the fringe areas is the least. The
Land Value factor helps determine the mode of Proposed Development of a slum.

It has been observed that slums at the core areas have the highest values of land because of their
proximity to the amenities that the city has to offer. The slums which are located at areas adjacent to
the core come next but are less in land value than some of the slums in the fringe areas which are
provided with better facilities. The slums at the fringe areas of the city and lacking amenities are the
one with lowest land values.

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 Pradhan Mantri Awas Yojana - Housing For All Plan of Action Gandevi Nagar Palika

In the City of Gandevi the Land values in terms of Jantri lies between 1000 to 4500 Rs per Sq Ft.
Therefore the land rates of the slums can be categorized into High, Medium and Low as compared to
the city land rates.

Range and Category

Land Rate in Rs per Sq Ft Category

Less than 2000 LOW
2000 TO 3200 MEDIUM
More than 3200 HIGH

Land Value
S.No Slum Name Land Value.
Rs/Sqf
1 Halpatiwas Harijanwas 550 Low
2 Waglian Chal 550 Low
3 Mankla faliya 750 Low
4 Sultar factory Halpatiwas 750 Low
5 Indira was 750 Low
6 Khadi Khadi 550 Low
7 Parsiwad Halpatiwas 750 Low
8 Power house Halpatiwas 750 Low
9 Railway fatak halpatiwas 550 Low
Source: Socio Economic USHA Survey Data provided by Gandevi Nagarpalika

4.1.3.5 Density

The dwelling unit density of slums are dependent on two major factors, namely, age and location
within the town also plays an important factor as it provides livelihood opportunities to the slum
dwellers. Low density slums are generally located in the fringe areas while the slums with high
population density are those which are either in the city core or in vicinity of industries.

Table 15 : Dwelling Unit Density Analysis

DU
SL AREA Density
Slum Name No. OF HHs
NO. (Hectare) (DU per
Hec)
1 Halpatiwas Harijanwas 56 20000 28.00
2 Waglian Chal 36 10000 36.00
3 Mankla faliya 23 37000 6.22
4 Sultar factory Halpatiwas 195 30000 65.00
5 Indira was 78 25000 31.20
6 Khadi Khadi 160 15000 106.67

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7 Parsiwad Halpatiwas 14 35000 4.00

8 Power house Halpatiwas 277 65000 42.62
9 Railway fatak halpatiwas 521 8000 651.25
Total 1360 245000
Source: Socio Economic USHA Survey Data provided by Gandevi Nagarpalika

4.1.3.6 Tenure Status

Tenure Status of slums is an important determinant of its vulnerability in terms of insecurity and
instability. Thus the Tenure analysis will help in Prioritizations of slums as the slums with In-secure
tenure are the most vulnerable ones and require regularization of tenure immediately.

Table 16 : Tenure Status of Slums

Sr. No. Slum Name Tenure Status

1 Halpatiwas Harijanwas Insecure
2 Waglian Chal Insecure
3 Mankla faliya Insecure
4 Sultar factory Halpatiwas Insecure
5 Indira was Insecure
6 Khadi Khadi Insecure
7 Parsiwad Halpatiwas Insecure
8 Power house Halpatiwas Insecure
9 Railway fatak halpatiwas Insecure
Source: Socio Economic USHA Survey Data provided by Gandevi Nagarpalika

4.2 ASSESSMENT OF SLUM PARAMETERS.

4.2.1 Housing and Infrastructure Parameters

4.2.1.1 Structure of housing

Table 17 : Housing structure in Slums.

House by Type/Structure
Sr. No.of
Slum Name Pucca Semi Pucca Katcha
No Households
No. % No. % No. %
Halpatiwas
1 56 0 0% 1 2% 55 98%
Harijanwas
Waglian
2 36 0 0% 0 0% 36 100%
Chal
Mankla
3 23 0 0% 0 0% 23 100%
faliya
Sultar
4 factory 195 0 0% 0 0% 195 100%
Halpatiwas

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House by Type/Structure
Sr. No.of
Slum Name Pucca Semi Pucca Katcha
No Households
No. % No. % No. %
5 Indira was 78 0 0% 0 0% 78 100%
6 Khadi Khadi 160 0 0% 0 0% 160 100%
Parsiwad
7 14 0 0% 0 0% 14 100%
Halpatiwas
Power 277 0 0% 0 0% 277 100%
8 house
Halpatiwas
Railway
9 fatak 521 0 0% 0 0% 521 100%
halpatiwas

Housing Typology

100.00%

Pucca Semi Pucca Kutcha

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4.2.1.2 Water supply

Source of Water
Within Premises Outside Premises
River/
Individua Without Without Tube Tube
Canal
Individual l Water Individual Individual well/Bore Open Public well/Bore Open Tank/ Water
/Lake Others
tap Connecti Connectio Connectio well/Han well tap well/Hand well Pond Tanker
/Sprin
on n n d pump pump
Sr. Slum No.of g
No Name HH No No No No No No No No No No
Considered
as
Individual % No %
Considered as without Individual Water Connection
Water
Connectio
n
Halpatiwas
1 56 34 60% 22 40% - - - - - - - - -
Harijanwas
Waglian
2 36 22 60% 14 40% - - - - - - - - -
Chal
Mankla
3 23 14 60% 9 40% - - - - - - - - -
faliya
Sultar
4 factory 195 117 60% 78 40% - - - - - - - - -
Halpatiwas
5 Indira was 78 47 60% 31 40% - - - - - - - - -
Khadi
6 160 96 60% 64 40% - - - - - - - - -
Khadi
Parsiwad
7 14 8 60% 6 40% - - - - - - - - -
Halpatiwas
8 Power 277 166 60% 111 40% - - - - - - - - -

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house
Halpatiwas
Railway
9 fatak 521 313 60% 208 40% - - - - - - - - -
halpatiwas

Water Connection

40.05%

59.95%

Individual Water Connection

Without Individual Connection

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4.2.1.3 Toilet facilities

Toilet Facilities
Commun
Without Without Shared
Own Septic Own Individual Shared ity Septic Commun
Individua Individu Septic Open
Tank/Flush Dry Toilet Dry tank/Flu ity dry
No.of l Toilet al Toilet tank/Flus Defecation
Latrine Latrine Facility Latrine sh Latrine
Sr.No Slum Name House Facility Facility h Latrine
Latrine
holds
No No No No No No No
Considered as
% No %
Individual Toilet Considered as Without Individual Toilet Facility
Facility
Halpatiwas
1 56 11 11 22 40% 34 60% - - - -
Harijanwas
Waglian
2 20 36 7 14 40% 22 60% - - - -
Chal
Mankla
3 180 23 5 9 40% 14 60% - - - -
faliya
Sultar
4 factory 150 195 39 78 40% 117 60% - - - -
Halpatiwas
5 Indira was 80 78 16 31 40% 47 60% - - - -
6 Khadi Khadi 40 160 32 64 40% 96 60% - - - -
Parsiwad
7 200 14 3 6 40% 8 60% - - - -
Halpatiwas
Power
8 house 700 277 55 111 40% 166 60% - - - -
Halpatiwas
Railway
9 fatak 20 521 104 208 40% 313 60% - - - -
halpatiwas

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Toilet Facility

39.97%

60.03%

Individual Toilet Facility Without Individual Toilet Facility

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4.2.2 Social infrastructure facilities

4.2.2.1 Caste Distribution

Table 18 : Caste Distribution

SC,ST,OBC SC,ST,OBC
No.of General SC ST OBC
Sr.No Slum Name Total Percent
Households
No No No No No %
1 Halpatiwas Harijanwas 56 1 2 4 49 55 98.21%
2 Waglian Chal 36 1 6 27 2 35 97.22%
3 Mankla faliya 23 2 0 2 19 21 91.30%
4 Sultar factory Halpatiwas 195 18 0 101 76 177 90.77%
5 Indira was 78 2 0 0 76 76 97.44%
6 Khadi Khadi 160 6 47 95 12 154 96.25%
7 Parsiwad Halpatiwas 14 10 0 2 2 4 28.57%
8 Power house Halpatiwas 277 47 6 215 9 230 83.03%
9 Railway fatak halpatiwas 521 12 57 304 148 509 97.70%

Caste Distribuition

7.28%
28.90 8.68%
%
55.15
%

General SC
ST OBC
4.2.3
 Table 19 : Income level in Slums

Average Monthly Income of Household(in Rs.)

Income Income
No.of 2000- 3000- 4000- 6000-
Sr.No Slum Name <2000 Less than Less than >9000
Households 3000 4000 6000 9000
3000 3000

No No No % No No No No
1 Halpatiwas Harijanwas 56 6 0 6 11% 30 18 2 0
2 Waglian Chal 36 7 0 7 19% 7 20 1 1
3 Mankla faliya 23 3 0 3 13% 9 8 3 0
4 Sultar factory Halpatiwas 195 5 0 5 3% 42 113 32 3
5 Indira was 78 1 3 4 5% 24 44 6 0
6 Khadi Khadi 160 0 1 1 1% 52 77 26 4
7 Parsiwad Halpatiwas 14 0 1 1 7% 1 8 3 1
8 Power house Halpatiwas 277 3 1 4 1% 29 181 62 1
9 Railway fatak halpatiwas 521 15 3 18 3% 131 276 91 5

Income Distribuition

41.34%
58.66%
 Pradhan Mantri Awas Yojana - Housing For All Plan of Action Gandevi Nagar Palika

4.3 Urban Poor Assessment

4.3.1 Definition of Urban Poor

The urban poor are identified on the basis of social, economic and occupational vulnerabilities as the
housing and poverty alleviation ministry has decided to junk the Planning Commission's income
benchmark. The move comes as the ministry is finding it difficult to identify beneficiaries in
metropolises and other cities, where few families earn below the BPL cutoff while many of them live
in vulnerable conditions.It has also been noticed that income certificates are forged or are being
procured after bribing officials.

4.3.2 Initiation of Demand Survey

To understand the demand for the housing requirement, demand survey needs to be carried out for
a time period of one month which will require a thorough analysis of collected data. Demand survey
will focus on two target groups:

1) Slums.
2) Urban Poors.

The data required from this survey will help us to analyse the need of the housing and nature of
housing requirement, considering the four components of scheme that is

Slum rehabilitation of Slum Dwellers with participation of private developers using their
existing land as a resource, (In-Situ Development).
Promotion of Affordable Housing for weaker section through Credit Linked Subsidy
Affordable Housing in Partnership with Public & Private Sectors
Subsidy for Beneficiary-Led Individual House construction /enhancement.

A slum is a heavily populated urban informal settlement characterized by substandard housing and
squalor. While slums differ in size and other characteristics from country to country, most lack
reliable sanitation services, supply of clean water, reliable electricity, timely law enforcement and
other basic services. Slum residences vary from shantyhouses to professionally built dwellings that
because of poor-quality design or construction have deteriorated into slums.

Slums form and grow in many different parts of the world for many different reasons. Some causes
include rapid rural-to-urban migration, economic stagnation and depression, high unemployment,
poverty, informal economy, poor planning, politics, natural disasters and social conflicts. Strategies
tried to reduce and transform slums in different countries, with varying degrees of success, include a

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combination of slum removal, slum relocation, slum upgrading, urban planning with city wide
infrastructure development, and public housing projects

4.3.3 Status of Demand Survey

4.3.3.1 Orientation to ULB and Stakeholders

4.3.3.2 Before starting the surveys stakeholder meeting was done at local level to brief the people
about the pradhan mantra awas yojna scheme and the project of housing for all. Priority is
given to influential people to attend this meeting as they can spread more awareness about
the project. Total of 20-25 people attended this meeting held at Gandevi nagar palika on
28th June 2016.

4.3.3.3 It included active participation of municipal officials, Comparators, slum committee

chairman and some of local residents. In the meeting, people are explained the need for
the project and also the initiation taken by the government for the upliftment of the
housing condition in the selected cities.

4.3.3.4 Advertisement

For spreading awareness of the project, adertisement has been done by following measures:

Hoardings 8

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Banners. 4

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Posters & Leaflets for Awareness

(1000)

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Flyers. 2000

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Along with the advertising material which has

been distributed so fat, the t.v. scroll in the local channel is also run in the local channels.

4.3.3.5 Workshops and Public Meetings

The process of demand survey stated from 14th June 2016, where in demand survey forms were
distributed. People were asked to collect the form from civic centres or arogya Kendra, which will
be available at the centres till 45 days that is till 29th July 2016. People will need to collect and
submit forms by the end of the month. A counter is set up at all the civic centres where in two
people will sit for the form distribution and collection and two people will go in the field to distribute
the forms in slums and residential areas.

Stakeholders meeting at Gandevi

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Demand Survey activity

4.3.3.6 Forms and Data Entry Status

Total Demand Forms and in Online PMAY MIS AHP BLC CLSS

1378 511 867 0

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4.3.3.7 Forms and Data Entry Status 2500 Forms during Phase 1

5. STATE POLICIES, PROGRAMS, REFORMS

& STRATEGIES

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5 STATE POLICES, PROGRAM, REFORMS & STRATEGIES

It is clearly understood that visioning city development without inclusion of slum residents will never
be possible. The informal sector, which mainly resides in slums are the backbone of the economy on
which cities thrive. Due to a lack of basic social infrastructures like health education facilities, access
to credit and social security, the slum dweller, soon becomes a vulnerable victim in the city. Due to
unhygienic living in the slum and lack of education, slums are the creators of epidemics in the city. So
it is very important to think for the slums parallel to the development of the city. Gandevi Nagar
Palika has prepared a draft slum policy for the overall development of the slum dwellers. It is the
vision of city to make the city zero slum by the end of 2025. The draft policy includes overall
development of the slums.

The principal policies and strategies for Gandevi Nagar Palika have been evolved based on the

National Urban Housing and Habitat Policy 2005 and the National Slum Policy. Currently the

government is evolving a detailed housing policy.

The specific strategies proposed for inclusive housing are:

Review of space standards considering land cost, availability of developable lands, land

requirements, affordability and space standards for housing developments.

New housing for EWS and LIG as well as rehabilitation of slum households will be in

composite and special neighborhoods whether developed by the public, private, cooperative

or joint sector. These may be in the form of built dwelling units or affordable serviced sites.

When housing neighborhoods and apartment blocks are developed by the private sector on

lands exceeding one hectare, 10% of the land shall be reserved and developed for housing

for LIG/EWS with dwelling units not exceeding 45 sq. meters within the site proposed for

development or in a location within a radius of 2 km from the site under reference.

Public-Private Partnerships will be facilitated to enhance capacity of the construction

industry to deliver housing for EWS and LIG through prefab and other innovative technology

routes.

Pavement dwellers will be provided with affordable opportunities for housing in selected

sites preferably close to their present pavement residence.

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Other Strategies proposed are:

Taking note of the demands for various target groups for housing, working womens hostels,

student hostels, employees housing by employers, single person dwellings and night shelters

will form part of housing action plans.

Standard housing includes basic services like water supply, sanitation and proper access

roads. Before the Government declared that the layout of unauthorised house sites is

opposed to public policy and prohibited registration of plots therein, a number of

unauthorized layouts had come up in the last 30 years, which lack basic services. These

unapproved layout areas should be properly merged with the urban fabric by framing

suitable regulation and permitting constructions in these plots.

Land assembly using innovative measures such as land readjustment, land pooling, guided

development and neighborhood developments by Gandevi, severally or jointly will be

encouraged to minimize undesirable speculation and increase in land cost to ensure planned

development to provide for the needs of the lower income groups.

Problems of shelter for the urban poor and their shelter improvement should be addressed

through improvement of physical surroundings so that it has adequate basic services such as

water supply, drainage, sanitation, street lighting, and other physical conditions leading to

better hygienic environment; secondly, through the improvement of the actual structures

that the slum dwellers live in, preferably by themselves (extending assistance in terms of

financial and physical resources) and by encouraging in-situ development; thirdly, through

the improvement of the whole economic and social environment beyond the mere physical

condition they live in.

Gandevi Nagar Palika would take steps to segregate the slums in unsuitable sites which

require resettlement in the nearby sites or elsewhere; high dense slums which cannot be

improved asiswhereis require to be housed in storied tenements; for slums which can

be improved as-is-where-is plans may be prepared with phasing and the same implemented

in order to achieve the goal of total eradication of slums in the near future, latest by 2021.

This policy would incorporate land readjustment and redevelopment using the BOT route.

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Identification of suitable land for urban renewal such as redevelopment and rehabilitation

taking into consideration of age and structural stability of buildings, land use and level of

infrastructure will be made by Gandevi Nagar Palika.

Encouragement and incentives are proposed for development of self-contained new towns

and settlements around and inside the Gandevi LPA with all infrastructure facilities including

those required for the IT developments with all attendant infrastructure facilities and

housing needed.

To discourage speculation and encourage optimum utilization of land, levy of a suitable

nature in proportion to permissible FSI can be thought of.

All Government lands have to be properly identified, documented and safeguarded to

prevent encroachment.

Retrofitting of old and vulnerable houses to make them disaster-resistant encouraged by

involving financial institutions.

4.4 Previous Approach and Practices

4.4.1 Government Policies for affordable housing

A. First National Housing Policy in India was formulated in 1988, followed by a new National Housing
Policy in August 1994. Further, in July 1998, another National Housing & Habitat Policy was
announced with some landmark initiatives like involvement of multi-stakeholders, repeal of Urban
Land Ceiling Act, permitting Foreign Direct Investment in housing and real estate sector, etc.

B. However, all these policies were generic and applicable to both rural and urban areas. Taking into
account emerging challenges of required shelter and growth of slums, the first ever urban areas
specific National Urban Housing and Habitat Policy, 2007 was announced in December 2007.

C. The National Urban Housing & Habitat Policy, 2007 has sought to earmark land for EWS/LIG
groups in new housing projects for provision of affordable housing for this segment of the
population.

D. To prevent frauds in loan cases involving multiple lending from different banks/HFCs on the same
immovable property, the Government has facilitated setting up of Central Electronic Registry under
the SARFAESI Act, 2002. This Registry has become operational with effect from March 31, 2011.

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E. The Jawaharlal Nehru National Urban Renewal Mission (JNNURM), was launched in December
2005 with aim to cover construction of 1.5 m houses for urban poor during the Mission period (2005-
2012). It has two Sub-Missions:

Basic Services for the Urban Poor (BSUP) seeks to provide seven entitlements/ services -
security of tenure, affordable housing, water, sanitation, health, education and social
security in low income segments in the 65 Mission Cities.
The Integrated Housing and Slum Development Program (IHSDP) seeks to provide the above
mentioned 7 entitlements, services in towns/cities other than the Mission Cities.

F. The Indira Awas Yojana (IAY) has been focused on the provision of cash subsidy scheme to rural
BPL families for construction of dwelling units using their own design and technology. The funding
under the Scheme is provided by the Centre and State in the ratio of 75:25 respectively. The Two
Million Housing Programmed, launched in 1998-99 is a loan based Scheme and seeks to facilitate the
construction of 20 lakh additional houses per annum of which 7 lakh are targeted in urban areas and
13 lakh in rural areas.

G. Interest Subsidy Scheme for Housing the Urban Poor (ISHUP) has sought to enhance affordability
of the urban poor through the provision of an interest subsidy of five per cent per annum on a loan
amount of up to 1 lakh for the economically weaker sections and lower income groups in the urban
areas for acquisition/construction of houses. The Government has also launched a scheme of
Affordable Housing in Partnership with an outlay of 5,000 crore for construction of one million
houses for EWS/LIG/MIG with at least 25 per cent for EWS category. The Scheme aims at partnership
between various agencies/ Government / parastatals / Urban Local Bodies/ developers for realizing
the goal of affordable housing for all.

H. Swarna Jayanti Shahari Rozgar Yojana (SJSRY) was launched after subsuming the earlier three
schemes for urban poverty alleviation, namely Nehru Rozgar Yojana (NRY), Urban Basic Services for
the Poor (UBSP), and Prime Ministers Integrated Urban Poverty Eradication Programmed
(PMIUPEP). The key objective of the Scheme was to provide gainful employment to the urban
unemployed or underemployed through the setting up of self-employment ventures or provision of
wage employment.

4.4.2 Housing Policy for urban poor

Gandevi Nagar Palikahas prepared a draft Housing policy for the urban poor. This housing policy for
the urban poor is stressed on the specific issue of "Urban Poor" in city of Gandevi and also in urban
agglomeration. It has tried to completely cover all the aspects related to urban poor especially in the

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housing sector: need for housing, shortfall, available land policies, criteria and the problem
identification and solution in this regard. Main objectives of the policy are as under.

1. To know the Socio-economic survey data of the existing slum scenario in the city as
whole and zone wise.

2. To analyze all existing data with socio economic and physical parameter of slums.

3. Frame out the housing policy for urban, urban poor through the rating analysis of
the existing condition with future development and vision for 2020.

4. To prepare an Action plan for slum alleviation project sustainability in terms of Land
and finance.

5. To work out practical and efficient public private partnership models for slum free
cities.

6. The result of poverty alleviation in three categories as per the national draft slum
policy are

Slum upgradation

Slum redevelopment

Slum rehabilitation.

A. Slum Upgradation: This is the strategy for dealing with slums in the city in which the
Gandevi Nagar Palika would provide most of the basic infrastructure in the existing slums, by
upgrading the living environment.

B. Slum Redevelopment: Gandevi Nagar Palika intends to redevelop the slum which is located
on Gandevi Nagar Palika and private land at the same place where they are existing by
recognizing and re-densification. The land belonging to Gandevi Nagar Palika will be
developed by Gandevi Nagar Palika itself and the private plots will be developed by the
concerned party. The balance land after re-organization can be made available with
additional FSI as incentive for better commercial use, and can be made for public-private
partnership.

C. Slum Rehabilitation: As a part of rehabilitation, Gandevi Nagar Palika has targeted to

relocate the slums situated in flood prone areas, reservation plots and on road alignment for
the rehabilitation. Gandevi Nagar Palika has targeted to construct maximum number of
houses for the urban poor. For this purpose, plots kept reserved for EWS/SEWS housing
purposes and land purchased at Bhestan and Kosad are utilized.

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4.4.3 Slum Upgradation Scheme

Slums are an integral part of urban areas and contribute significantly to their economy through their
labour market contributions and informal production activities. The density of slum shelters is
substantially high, making slum areas highly congested and without drinking water facilities, roads,
street lights and drainage.

Unhygienic and dismal squalid environment prevailing in the slums is not only the source of
spreading diseases in the city, but also it is a disgrace for those who live in it. It is also a disgrace for
the authority and road passers, even though slum dwellers are contributors to the city's growth and
prosperity.The poor represent an extremely important element of the urban labour force and
contribute substantially to the total productivity and labour market competitiveness. Gandevi Nagar
Palika has recognized the contribution of the urban poor in helping to contribute to the citys
prosperity and decided to make sufficient provisions for them to have access to affordable land,
house site and services.

Looking to the physical condition and the life of slum dwellers, it is quite essential to upgrade the
slums by providing site and service schemes and ready built housing schemes. Though slum shelters
are being upgraded with all basic infrastructure facilities, the ultimate environment remains as a
typical slum environment.

City without slums is the goal and the objective of the Gandevi Nagar Palika, for which the Slum
Upgradation Department is its special purpose vehicle. Therefore, to reach this goal, it has been
decided to rehabilitate the slums in the EWS housing colonies, which can definitely provide an
hygienic environment and help to get rid of the typical slum environment. The slums so upgraded
will definitely provide a hygienic and aesthetics importance to the city.

FUNCTIONS
The functions of the Gandevi Nagar Palika can be broadly classified into two categories as below:

Slum Upgradation

Gandevi Nagar Palikai has been providing basic infrastructure facilities like water supply, drainages,
roads, street lights, nursery schools etc., since many years. However this activity is mainly carried out
by zones of the Gandevi Nagar Palika.

Slum Rehabilitation

As per this category the slum dwellers and the citizens falling in the EWS category can avail ready

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built houses on a different plot of land than the existing slums in a total new hygienic environment.

1. Tenements: Under this scheme Gandevi Nagar Palika could construct tenements and
allottment by inviting open applications from the urban poor at very nominal price.

2. Site and Service Scheme: Gandevi Nagar Palika could start the site and service scheme on
a large scale. The slum pockets located on important public roads as well as on important
public lands required for city development was vacated by shifting the hutments.

3. Built House Approach: Gandevi Nagar Palika can implement several housing projects
under the government's housing schemes for the urban poor. Also, slum dwellers on road
alignment and other such inappropriate locations have been shifted to the houses built
under these housing schemes.

4.4.4 Slum Networking Project

A number of policy and program initiatives undertaken in later years reflect not only a change in
strategy (from clearance to upgrading of slums) but also a wider and deeper understanding of the
problem not only a problem of environmental degradation and physical deprivation but a more
complex socio-economic, political, cultural and human problem to be solved through a range of
responses: education and awareness to motivate individuals; community organization and
mobilization to promote collective and cooperative group action; and planned intervention for
income supplementation and creating conditions for a sustainable change. (see: Planning
Commission Task Force on Housing and Urban Development (1983), Report on Shelter for the Urban
Poor and Slum Improvement, Government of India; our source: Dutta 2002)

The Slum Networking Project (SNP) in Ahmedabad exemplifies this to a significant extent. However, it
may be mentioned that the plan has failed to include the SNP is the citys overall planning scheme.
As such, the implementation of the project is erratic and ad hoc. The criteria for selecting slums for
upgrading, timetables for implementation and sources of finance remain undefined. The AMCs
unwillingness to grant secure tenure for more than 10 years reinforces residents perception of a lack
of commitment by the authorities.

The Ahmedabad Slum Networking Program (SNP) was conceived as a pilot project with four main
stakeholders joining as partners - the slum community, Arvind Mills Ltd, AMC and an NGO called
SAATH. AMC was to act as facilitator while SAATH was to look after community mobilisation and
development. Initially, it was proposed that four slum pockets in different parts of the city should be
involved but for various reasons, three were dropped and only Sanjay Nagar, a small settlement with
a population of 1,200 was chosen as a pilot project. Departing from the conventional approach, the

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project concentrated on improvements in basic infrastructure (rather than on housing,) and on the
provision of water supply and toilets on an individual basis. Other aspects of physical development
included internal roads and pavements, storm water drainages, street-lighting, solid waste
management and landscaping. Community development, is the main, focused on setting up
neighborhood and womens groups, youth activities, mobilizing community savings, educational
activities for pre-primary age children and illiterate adults, organizing community health, education,
mother and child care, supporting income-generating activities, and developing linkages with the
finance sector to access finance for small business and trade. The project was launched on August 5,
1996 and completed by April 1997 at a total cost of Rs 2.5 million.

4.4.5 VAMBAY HOUSING (Valmiki Ambedkar AWAY YOJANA- BPL Housing)

VAMBAY was announced by the Hon'ble Prime Minister during his independence day's speech on
15th August 2001 envisaging the construction of 4 lakh dwelling units annually for the urban poor
and the slum dwellers with the Government of India's subsidy of Rs.1000 crores supplemented by
HUDCO's loan assistance of Rs. 1000 crores. The unit cost has been kept at Rs. 60,000 for mega cities,
Rs. 50,000 for metro cities and Rs. 40,000 for other cities.The VAMBAY Housing Scheme is specially
designed for the families of those who are living in slums and below the poverty line. Type of
Housing:

Due care for dwelling unit planning has been taken. Two types of housing pattern is adopted - Row
Houses and Flats.

TYPE - I: Row Houses

1. Built up area: 20.16smt (Govt. has recommended 15 smt.)

2. Unit cost: Rs. 62,000/-

3. Salient features: One multi-purpose room, toilet, chawkdi, and an otta (small
backyard). All infra structure facilities like water supply, drainage, electrification,
street lights and roads are provided.

TYPE - II: Flats

In flat type system two types of design patterns are adopted.

Built up area: 17.20smt (Gr. + 2 storied structure - Total 18 flats/bldg)

Unit cost: Rs. 60,000/-
Salient features: One mult-purpose room, W.C, bath, balcony and all infrastructure
facilities like water supply, drainage, street lights and roads.

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4. Built up area: 20.69smt (Gr.+ 3 storied structure - Total 18/24 flats / bldg)
Unit cost: Rs. 1,05,000 / 85,000
Salient features: One room, cooking space, W.C, bath, and all infrastructure facilities
like water supply, drainages, street lights and roads.

4.4.6 JnNURM - BSUP

The government of India has launched the JawaharLal Nehru National Urban Renewal Mission
Scheme for selected cities of the country. The JnNURM scheme has two submissions namely Urban
Infrastructure and Basic Services to the Urban Poor. Basic Services to the Urban Poor focuses on
access to infrastructure for the urban poor. This submission shall have a seven-point charter: Security
of tenure, Housing, Water supply, Sanitation, Education, Health and Social security cover. Eligible
cities proposing projects for investment support shall be eligible for 50% Central assistance, 20%
State assistance and ULB / beneficiaries contribution to be 30%.

4.5 Previous Gujarat State Initiative and Policies

4.5.1 The Rehabilitation and Redevelopment of the Slums 2010

These regulations shall be appilicable within the jurisdication of the appropriate authority
consitituted under Gujarat Town Planning and Urban Development Act 1976.

These regulations shall apply to slums on lands or plots or part of lands or plots, irrespectives of the
owenership.

The Slum Rehabilitation Zone shall correspond to the area of equal FSI as per GDCR.

The following shall be permissible within a zone

Clubbing of two or more plots in each slum rehabilitation scheme.

Use of Spare FSI from one plot to another, within a scheme.

Contents of a Rehabilitation Scheme:

Proposals for the dwelling units to accommodate the beneficiaries on the same plot or on plots
which are clubbed or bundled

Water Supply, Drainage, Power Supply to the individual dwelling units

Provide for evey 500 Dwelling Units
Five room school of minimum total area of 100 Sq.Mt.
One community Center of minimum area of 50 Sq.Mt.
One Anganwadi or Health Post of minimum area of 50 Sq.Mt.

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May contain the following proposal for the construction of building for commercial, residential or any
other purpose, which the scheme developer may sale, dispose or rent the lease.

Procedure for securing the Permission:

Subject to the provisions of the these regulations and the GDCR, any slum developer intending to
carry out slum rehabilitation work in any notified slum shall apply to the Slum Rehabilitation
Committee (SRC) along with the details of ownership.

Planning Regulations for Rehabilitation Scheme:

The scheme developer for the purpose of the rehabilitation scheme shall have to plan and design to
fulfil the following requirements.

The minimum height of the plinth shall be 45cms from the top surface of the approach road
and path ways.
The built up area of any dwelling unit shall be a minimum of 36 Sq.mt. excluding common
area.
The dwelling unit shall at least included minimum two rooms, kitchen and a bath, a water
closet excluding, common areas such as strairs, passages etc.
Permissible built up area for the purpose of the rehabilitation scheme under these
regulations, shall mean the area covering the ground, after leaving margins.
Floor Space Index (FSI)
For the purpose of these regulations, the FSI shall be computed as under;
As far as possible such FSI is to be utilized on the portion of the same slum plot if,
available after rehabilitation of slum dwellers.
If such additional FSI which could not be used on the slum plot, can be used on any
other plot. However such FSI is to be used on any other plot, other than the slum.
Such FSI would be transferable to any other developer/person once only. However
such transferred FSI cannot be transferred or utilized again.
Such transferable FSI which has to be used on the plot other than the slum plot
shall: Be permiited in all zones having permissible FSI 1.2 or more. The total
maximum permissible FSI shall be counted as the cum of 50% of the permissible FSI
and the permissible FSI will be as under

Permissible FSI Total Maximum permissible FSI including trannsferable FSI

1.2 1.8

1.8 2.7

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Such transferrable FSI may be permitted to be used in the projects granted under regulation of Hotel
2011 and Regulation of Hospital 2011. It can be utilized in lieu of the premium FSI and no premium is
required to be paid for such transferred FSI, however the total FSI shall not exceed the maximum FSI
permissible under the Hotel and Hospital Regulation.
Such transferrable FSI shall be available on any plot other than the slum plot on pro-rata basis
proportionate to the land jantri rates of respective plots. Such Jantri rates shall be considered as of
the due on which permission for the rehabilitation project is granted.

The concerned appropriate authority shall maintain a book of record for such additional FSI
including transferrable FSI used in any other plot or part thereof along with details of FSI
transferred to any developer other than slum developer. The authority shall maintain the
records of total additional FSI to be permitted in any other plot or part thereof, the
developed additional FSI used on any other plot is provided on pro-rata basis proportionate
to the land Jantri rates.

Margins the purpose of these regulation shall be applicable as under:

Margin For Low Rise For High Rise

Building Building
Margin to be left for road 4.50 Mts 6.00 Mts
Margin to be left for other than road side 4.50 Mts 6.00 Mts
Margin to be left between Two Buildings 4.50 Mts 6.00 Mts
Margin to be left from Common Plot to
3.00 Mts 3.00 Mts
Buildings

Rehabilitation scheme shall be permitted on 9.0 mts and more than 9.0 mts wide road.

Parking, heights, common plots and all other provisions which are not included in there
regulation shall be provided as per GDCR.

Provided that in no case the height shall exceed 45.00mts.

Regulations for Allotment

The scheme developer shall provide a transit accommodation facility for all the beneficiaries
as per requirement.

The newly developed dwelling unit shall be allotted, to the eligible slum dwellers, by
computerized random draw or with the unanimous consent of the eligible slum dwellers.

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The scheme developer shall transfer the absolute ownership rights of all the dwelling units
and the related infrastructure free from all encumbrances to the Co-operative Registrar
Society of the slum dwellers free of cost.

The legal heirs of the allottee shall not transfer the dwelling unit for at least 20 years from
the date of possession. In case if it is found that any sale in any mode during the above
secified period, shall be considered to be null and void. Such null and void units shall be the
property of the competent authority.

The individual occupier of the dwelling unit shall bear the responsibility of payments towards
Government and Municipal Taxes applicable from time to time.

Minmum 10% of the cost of rehabilitation dwelling unit shall have to be deposited with the
competent authority which later shall be transferred to the co-operative housing society.

The scheme developer shall be permitted to construct buildings other than those of slum
rehabilitation only after the construction of dwelling units and infrastructure relating to slum
rehabilitation is completed.

Joint ownership with spouse; the reconstructed tenement shall be the ownership of the
hutment dweller and spouse co-jointly and shall be entered and deemed to be entered in
the record of the co-operative housing society, including the share certificates or all other
relavant documents.

4.5.2 Gujarat Slum Rehabilitation Policy - PPP 2013

In order to make urban Gujarat slum free, Government of Gujarat has announced Mukhya Mantri
GRUH Yojana for the next five years. About seven lakh families reside in slums in urban areas of
Gujarat. The state government aims to accord priority to rehabilitate these slum dwelling families in-
situ. Eligible slum dwelling families will be provided houses of minimum 25 Sq.Mts carpert area with
basic civic amenities free of cost. State Government aims to achieve this policy:

In-Situ rehabilitation of the slums situated on public land in urban areas of the states.
Provision of pucca houses with basic amenities with two rooms, kitchen, bathroom and toilet
for slum dwelling families.
Ownership rights of the house of the beneficieries after 15 years.
Provision of hygienic and healthy life style especially for the urban poor.
Qualitative improvement in socio-economic and environmental conditions to towns and
cities of Gujarat.
Attracting private investment by Public Private Partnership for this purpose.

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Simple and transparent policy framework to rehabilitate slums in-situ on public land through
public private partnership.

Rehabilitation of slums situated on public land will be done by public-private partnership. This will
be the focal point of all such rehabilitation schemes

Roles and Responsibilities of public institutions and private developers

State level prescribed authority for rehabilitation of slums at state level will carry out the
following functions:
1. To function as regulator, mediator and enabler,
2. To set up institutional structure for implementation of the policy.
3. To resolve issues related to interpretation and implementation of the policy.
4. Planning and supervising rehabilitation of slums under this policy.

Roles and responsibilities of prescribed authorities at city level will be as under:-

1. To prepare schemes for in-situ rehabilitation of the slums.

2. To prepare list of families residing in slums as on or before1-12-2010.
3. To prescribe benchmark specifications of the scheme.
4. To select private developers by open and transparent bidding process.
5. To provide necessary statutory clearances.
6. To assist private developers to clear the slum for in-situ rehabilitation.
7. To provide external trunk infrastructure facilities for basic civic amenities.
8. To execute concession agreement for slums rehabilitation scheme with private developers.
Through this agreement, incentives, relaxation to be given to private developers and roles
and responsibilities of both the parties will be incorporated. Moreover, there should be a
provision to revoke the agreement as per prescribed procedure if the targets are not
achieved in due course or if there is any violation of any objectives and achievements
mentioned in the preamble.
Roles and Responsibilities of Private Developers:
1. To prepare detailed architectural and structural drawings with planning of dwelling units
including project implementation framework for rehabilitation work.
2. To make available required funds for slum rehabilitation scheme.
3. To obtain required approval for slums rehabilitation scheme from the prescribed authority.
4. To get the slum cleared for rehabilitation of slums in-situ.
5. To provide a transit accommodation to beneficiaries during implementation of the scheme
and on completion of the scheme to ensure the resettlement of beneficiaries into allotted
houses.
6. Private developers will be responsible for redevelopment of slums.
7. To allot houses constructed under slums rehabilitation scheme by computer draw in the
presence of beneficiaries under the supervision of prescribed authority.
8. To provide basic amenities besides houses to the beneficiaries under the scheme.

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9. To assist in forming an association of the beneficiaries for the purpose of operation and
maintenance of the scheme.
10. To create maintenance fund @ Rs. 250/- per sq.mt., of construction for maintenance of the
scheme and transfer the same to the association of beneficiaries or prescribed authority.
11. Defect liability period of the selected private developer, for slums rehabilitation scheme will
be for seven years.

Following incentive will be given to the private developers by the prescribed authority:

Maximum permissible FSI will be 3 for the purpose of development on slum rehabilitation
plot only.
If a part of In-situ slum rehabilitation plot remains unutilized after slum rehabilitation, it will
be available to private developer for development for free sale within the existing GDCR
norms.
Private Developer will be given the following two rights on slum plots:
Development rights for the slum rehabilitation as prescribed for.
Free hold rights over the land left untilized after the rehabilitation of slums.
Exemption from applicable municipal and revenue charges may be given to private
developers for the slum rehabilitation work only. However all municipal and revenue charges
applicable over the land left unutilized after slum rehabilitation and developed for profit will
be payable by the private developer.
Relaxation given in sub rules for construction, for in-situ rehabilitation of slums will apply to
every zone, other than the restricted zones.

Prescribed authority will select private developers as under by open and transparent procedures:

Selection of private developers will be made by an open and transparent process and model
tender document including pre-qualification criteria, whicht will be provided by the state
Level Prescribed Authority.
Selection of developers will be on the basis of a two bid system. They will be screened
technically first. Thereafter evaluation of financial bids of technically qualified developers will
take place for price of the Slum Rehabilitation Scheme payable by the prescribed authority.
Authority in terms of transferable development rights. The developer quoting a minimum
price will be selected.
Total price for the entire scheme of slum rehabilitation will be calculated which includes cost
of construction, estimated cost of transit accommodation, coverage of risks and developers
margin all together.
In case as per bidders estimation, a part of the slum rehabilitation plot remains unutilized
after slum rehabilitation, the bidders will quote the net premium for such balance land to be
paid to the Prescribed Authority after adjusting the cost of the Slum Rehabilitation Scheme.

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If the quoted land premium is negative, then it will be payable in terms of Transferable
Development Rights by the Prescribed Authority.
Where selected developers quotes the amount to be paid by the prescribed authority,
transferable developmental rights equivalent to such bid of the developer will be given by
the prescribed authority.
On sanction of the project, the Prescribed Authority will appoint a third party consultant to
supervise the quality and timely execution of the project.
Any contemporary building, technology with assured quality, speedy implementation,
durability, reduced maintenance cost will be permitted. For this purpose, necessary
certificates will be obtained for structural stability, material testing and applicability of the
technology. The construction will be as per prevalent G.D.C.R. for structural safety and outer
walls of the house will be as per National Building Code (NBC).

Transferable Developmental Rights:

Transferable Developmental rights means transfer/trade/sale of developmental rights from

one land to another land. Such rights will be given in the form of certificates with a time limit
and price by the local self-government or development authority. Such rights will be given
according to the building by-laws or guidelines issued by the state government from time to
time in this regard.
Transferable Developmental rights equivalent to the price quoted by the selected developer
for slums rehabilitation scheme will be given to the developers by the implementing agency.
Such transferable development rights can be used in any zone except the restricted zones. It
can be transferred into schemes approved under township policy as well as hotels and
hospitals policy of the state.
Developmental rights can be transferred within the region of the respective development
plan.
The land which is located on the roads with 18 meters or more width will be allowed
construction upto a height of 70 meters.
In order to get height of construction shown in para 8.4, transferable developmental rights
can be transferred on the recipient lands as per the FSI required to achieve that height in
addition to free FSI admissible in that zone.
Transferable developmental rights can be adjusted against chargeable F.S.I. for the recipient
lands.
If there is requirement of additional F.S.I. over and above (Free + chargeable) admissible F.S.I.
on recipient lands, transfer of developmental rights will be made pro-rata according to
prevalent Jantri rates of the recipient land. For such pro-rata transfer, unit value of original
TDR = (Total amount of approved bid/total construction) will be calculated. For the purpose

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of transfer of developmental rights, Jantri price will be frozen as on the date of price quoted
for the Slum Rehabilitation scheme.
Generally transferable developmental rights will be transferred in parts or whole only once
such transferable developmental rights will have to be utilized within a maximum period of
seven years from the date of issue of the work order for slum Rehabilitation scheme.
Transferable developmental rights will be given in the multiples of completed construction of
50 houses under the slums rehabilitation scheme. Last part of transferable developmental
rights will be given only after the submission of completion certificate for the slums
Rehabilitation scheme.
On completion of the slums Rehabilitation scheme, the prescribed authority will issue
completion certificate for scheme only on producing allotment details of houses to
beneficiaries, their registration and Building Use certificate to the implementing agency
Transferable developmental rights will be exempted from stamp duty.

Participation of Slum Dwellers:

Slum community participation will be ensured at every stage of implementation of the slum
Rehabilitation Scheme for effective planning and implementation by the selected developer.
NGOs/CBOs may be engaged by the developer for participation of the slum community and
their smooth rehabilitation. Community participatin will be sought in the following manner.
Co-operation will be obtained by mapping, survey, registration and creation of
database leading to the preparation of the Slum Rehabilitation Scheme.
Micro-Planning during preparation of the slum rehabilitation scheme will be
done with their co-operation.
Community based organizations at the slum level will be formed for
implementation and operation and maintainance of the Slum Rehabilitation
Scheme.
The private developers will ensure that when the beneficiaries occupy their new
homes under the Slums Rehabilitation Scheme, they adopt improved, healthy
and responsible lifestyle with the help of Non-Government organisations/
Community based organsations.

Allocation of houses:

Selected developers will allot the houses constructed under the slums rehabilitation scheme
to eligible slum dwellers by a computerized draw in their presence and under the supervision
of the implementing agency.
Ownership rights of the allotted houses will be in the joint names of the spouses and stamp
duty registration and property cards will be maintained accordingly.

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Development Authority/Urban Local Self-government/Implementing Agency will be the

owners of the land.
After completion the slum rehabilitation scheme certificate is issued by the the prescribed
authority, the developer will hand over its operations and maintenance to the association of
slum-dwellers or the implementing agency.

Following relaxations will be given in building by-laws for in-situ rehabilitation scheme of slums:

Length of the house will coincide with expansion joint as per requirements.
After leaving the place of margin, remaining place will be used for the slum rehabilitation
scheme.
Relaxation will be given in the margin to be maintained from common plots to the building.
According to the prevailing rules, margins of 3 meters and 6 meters are necessary in the
buildings with a height of 25 meters and more than 25 meters respectively. Taking into
consideration the circumstances of the case, 2.00 meters margin will be approved for the
buildings with a height up to 25 meters.
No lift is required for 30 dwelling units; but if the number of units exceed 30, then a lift will
be required for every 30 units (or part);
If the height of building exceeds 25 meters, an additional lift will be installed.
Minimum of 200 sq. meters or 8% area of building units, whichever is more will be reserved
for a common plot.
On the rehabilitation slum plots, surplus land remaining after Rehabilitation will be
considered as a separate plot. Approval of height up to 70 meter will be given taking into
considerations factors like the width of the road and the margin of the recipient land rather
than the applicable height in the respective zone.
G+3 type houses will be constructed on the roads with a 9.0 meters width or less, G+5 type
houses on 9.0 to 18.0 meters wide roads and the building height will be as per the prevailing
G.D.C.R. on more than 18 meter wide roads. Responsibility of repairs and maintenance of lift
will be with the developers for seven years. Then, the developer will deposit necessary funds
in this regard with the concerned local self-government.

Following relaxations will be given in building bye-laws for the recipient land.

Except restricted areas, developmental rights can be transferred to the proposals approved
under the Hotel and Hospital Policy as well as the Township Policy of the state government.
If the width of road is 18 meters or more, the height of the building up to 70 meters will be
permissible.
Ground coverage will be net of margin. The plot-margin can be kept as per building by-laws
proposed in the chapter on Affordable Housing DP-2021 of AUDA.

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For the surplus land available after the slum rehabilitation, provision other than the above
will be applicable as per AUDA Development Plan- 2021.

4.5.3 Gujarat Affordable Housing Policy 2014

The Mukhya Mantri Housing Scheme has been announced to make the urban area slum free by
providing housing at a reasonable price to the poor, lower and middle income group urban families.
The state aims to involve both public institutions as well as private developers in such projects. For
the fulfillment of this objective, proposal made by the Project Specialist, Affordable Housing Mission
dated 17-08-2013 was under active consideration of the following objectives. The state government
plans to construct 50 lakh houses in the next five years out of which 22 lakh houses are planned in
the urban area. It is hereby resolved that as part of this plan, beneficiaries who fall under EWS/LIG I
and II and MIG I category will get well planned houses with basic civic amenities at an affordable
price.

Parameters for Affordable Housing:

In the table below the government of Gujarat has mentioned parameters on the basis of income
criteria for affordable housing.
Parameters EWS LIG-1 LIG-2 MIG-1
Carpet Area 25-30 31-40 41-50 51-65
(Sq.Mt.)
2 Room, 1 Bedroom, 1 1 Bedroom, 1 2 Bedroom, 1
Kitchen, Hall, Kitchen, Hall, Kitchen, Hall, Kitchen,
Layout
Bathroom, Bathroom, Bathroom, Bathroom,
Toilet Toilet Toilet Toilet
Maximum Selling Up to Rupees Up to Rupees Up to Rupees Up to Rupees
Price per Unit 3,00,000/- 7,50,000/- 11,00,000/- 22,50,000/-
Annual Family Less than Rs.1,00,000/- to Rs.1,00,000/- to Rs.2,50,000/- to
Income Rs.1,00,000/- 2,50,000/- 2,50,000/- 5,00,000/-
Table 20 : State Parameters for Affordable Housing

Generally Housing Scheme for the ecomonically backward communities shall be carried out by the
Urban Local Bodies and Development Authorities (ULB/UDA/ADA) on public land. Affordable housing
for lower income groups (LIG-I, LIG-II) and medium income groups (MIG-I) shall be constructed
through public private partnership and Gujarat Housing Board. Generally, the ratio of LIG: MIG-I will
be maintained at 65:35. Affordable Housing includes EWS, LIG I, LIG II and MIG I categories.

Incentive to Private Developers:

Affordable housing schemes can be carried out in all areas except in zones declared
restricted by the GDCR.

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Affordable housing related GDCR as per the new development plan 2021 by AUDA can be
applicable to all cities of the state except cities which are earthquake prone.

Under affordable housing policy the plots on which affordable categories of EWS/LIG I/LIG II/
MIG II houses are built will be eligble for FSI up to 3. This FSI can be utilized only on plots
where affordable houses are built and can not be transferred to some other place.

The developer is free to undertake any kind of construction on that portion of land which is
other than the land used for affordable housing. On this extra land the developer is eligible
to make commercial construction at 10% of the total construction or as per local GDCR
provision whichever is higher.

The developer can be given exemption from municipal charges only for sub-plots that are
used for construction of EWS/LIG category houses.

The developer is entitled to receive tax benefits announced for such projects by the Central
Government and can be obtained from the authoised department.

Planning Perameters:

Undes this policy carpet area means net usable area of the house and built up area means
carpet area + Walls+ Stairs + Lift + Lobby Passage.

Building with a height of 45 meters on a road width of 18 meters or more and Building of 70
meters height on a road width of 30 meters or more can be permitted.

BUA/CA ration should be maintained in the range of 1.15:1.25.

The empowered officer shall undertake sub plotting of affordable housing land and free sale
housing land separately.

Rain water harvesting structure is mandatory for this project.

The developer can use the latest technology for construction of houses under this project
provided this technology has been examined, assessed and approved by a state/central
institution authorized for this purpose.

For EWS, LIG I, LIG II and MIG I type houses, every floor of every block should not have more
than 8 units and for this planning not more than two blocks may be joined together.

Provision of internal civic infrastructure within the campus, will be made by the developer.

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The developer shall not claim anything more than the amount described in the policy for any
development within the campus.

Internal civic amenities shall include internal roads, footpaths, drinking water connections,
water storage and distribution for the housing scheme, electricity connection, transformer,
internal drainage, compound gate, street lights, garden etc.

It is also desirable that wherever possible energy saving, eco friendly building materials may
be used and water is recycled.

In such projects landscaping and tree plantation should be done according to the climate of
the place. It is desirable that Limda, Jamun, Gul mohar, Garmalo, Kadam, Desi Asopalav,
peepul and Badam are planted.

Model -1 Public Agency on Public Land (Green Field Development):

According to this model affordable housing scheme can be developed by public agency on
Government ULB / ULC Development authorities land and land available with Gujarat
Housing Board.

Implementation agency for this model will be the Urban Local Bodies, Gujarat Housing
Board, Urban development authority and Area Development Authority.

Selection process of contractor or developer shall be done on the basis of lowest-quoted

tender bid and the entire process will be open and transparent.

In order to cross subsidize EWS / LIG housing and repair and maintenance (O&M), MIG
housing scheme and commercial development can also be made.

Besides the above, a mixed scheme of affordable houses of EWS / LIG / MIG-I can be
developed with other categories of houses like MIG II and HIG. However, in such mixed
schemes a built up area for affordable houses should be at least 60% of the total built up
area, in addition, the built-up area of EWS / LIG type houses should be at least 35% of the
total built up area or 15% of the total number of houses whichever is higher.

For this model, capital subsidy scheme sanctioned by State and Central Government can be
adjusted against the cost of the house.

General Provisions for Public-Private-Participation (PPP) Models:

Such schemes will have at least 250 housing units.

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The amount recovered from beneficiary in addition to meet construction costs will be
deposited in the housing infrastructure fund for the purpose of providing trunk
infrastructure and basic amenities. For provision of basic amenities, the amount remaining
after construction or actual cost per square meter, whichever is lower can only be recovered.

Free sale development can be started by the developer only after completion of at least 33%
of the affordable housing scheme.

Completion certificate for the affordable housing scheme shall be issued only after giving
possession of affordable houses to beneficiaries.

The developer can prepare a list of beneficiaries as per the parameters laid down in the
policy by the Agency. However the final list of allottees will have to be approved by the
implementation agency.

On allotment of affordable housing, the beneficiary will have to pay 10 % of the total price
(or 50 % of 20 % of the total price as down payment). The remaining amount (10%) can be
paid within 3 months.

Payment will be released to the developer by the implementation agency separately

proportionate to the completed phases of construction. Beneficiaries allotment can be
cancelled if he/she fails to make payment within the stipulated time.

Within 3 months after completion the implementation agency will form an association of
beneficiaries for the purpose of operations and maintenance of the Affordable Housing
scheme.

Model - II Private Developer on Public Land:

According to this model, a private developer can construct LIG and MIG type houses on land
available with the government/ULB/Urban/area development authority /ULC and Gujarat
Housing Board.

Selection process of a private builder will be done through an open and transparent tender
process.

Tender process should be as per the procurement policy followed by the State Government
vide Government Resolution of industries and mines department dated 18/05/2011 no. SPO-
102008-794-CH.

As per this resolution the n-code solution (division of GNFC) has been appointed as service
provider for e-tendering. E-tender will be published on the website of n-code solution. On

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line bids can be submitted and secrecy of the e-tendering process will be maintained. For
publishing of these tenders the instructions described in the above mentioned resolution of
Industries and Mines Department shall be strictly followed.

Developer offering maximum built-up for EWS/LIG-I, LIG-II and MIG-I type affordable houses
will be selected. The remaining built up area can be utilized for free sale by the developer.
For this purpose the bult up area will be as follows:

Minimum percentage of built

Residential jantri Rate (Rupees per sq. mtr.)
up area of affordable house
Less than Rs. 15,000/- per sq. mtr. 60%
More than Rs. 15,000/- per sq. mtr. 70%

The implementing agency will authorize payment to the selected developer for construction on
getting quality and progress related certification from the appointed PMC/TPI by beneficiaries'
bank as follows:

(I) LIG-I Rs. 15,000/- per sq. mtr. (carpet area)

(ii) LIG-II Rs. 16,000/- per sq. mtr. (carpet area)

(iii) MIG-I Rs. 17,000/- per sq. mtr. (carpet area)

The implementing agency for this model will be the Urban Local Bodies (ULB), Gujarat Housing
Board (GHB), Urban Development Authority (UDA) and Area Development Authority (ADA).

Private developer will get land for free sale on transferrable lease of 99 years.

Model III Private Developer on Private Land:

This model aims at incentivizing private developers to develop affordable housing scheme on their
private land.

Implementation Agency

Private developers willing to participate and develop the housing scheme under this policy
can construct EWS, LIG-I / II or MIG-I category houses as per the following criteria.

In ARH zone affordable houses and commercial development can be made as per this policy.

For other residential zone built up area of affordable houses should be at least 60% of the
total area. In addition, the built up area of EWS/LIG type houses should be 15% of total
number of houses or 35% of total built up whichever is higher.

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The number of units in each category should be finalized by the implementation agency.

Where the jantri value of private land is Rs. 15,000/- per sq. mtr or less, they can recover up
to parameters of maximum price laid down in this policy in para (1) of affordable house from
the beneficiary.

Where jantri value of private land is more than Rs. 15,000/- per sq. mtr they can recover up
to the following maximum price of affordable houses from the beneficiary as follows. Under
this model the beneficiary can get the benefit of interest subvention.

EWS: Rs. 5,00,000/-

LIG-I: Rs. 9,00,000/-

LIG II: Rs. 12,50,000/-

MIG-I: Rs. 25,00,000/-

For calculation of land price, prevailing Jantri rate will be applicable.

The Implementing agency for this model will be Urban local bodies (ULB), Gujarat Housing
Board (GHB), Urban development authority (UDA) and Area development authority (ADA).

4.5.4 Scheme for State Government Assistance for EWS and LIG

Table 21 : Scheme for EWS

Built up area 25 Sq.mts to 30 Sq.Mts

Annual Family Income is increased from Rs.30,000 to
Income ceiling
Rs.1,00,000/-

Unit Cost Rs.3, 00,000/- (Incl. land, construction, infrastructure cost.)

Average housing density
Maximum FSI
Salient Features
Central Government 50% of Project Cost State Government & ULB
38% of Project Cost Benefieciary Contribution - Rs.35,000 of 12% of
Project Cost (Whichever is more)
376 D.Us./Hectare
Two Rooms, Kitchen, W.C., Bath, Balcony, Under ground and
Overhead water tank and all infrastructure facilities like water supply,
drainage, street light, Road.
Table 22 : Scheme for LIG

Built up area 31 Sq.mts to 50 Sq.Mts

Annual Family Income is increased from Rs.1,00,000/- to
Income ceiling
Rs.2,50,000/-

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Rs.7, 50,000 to 11, 00,000/- (Incl. land, construction, infrastructure

Unit Cost
cost.)
Central Government 50% of Project Cost State Government & ULB
Average housing density
38% of Project Cost Benefieciary Contribution - Rs.35,000 of 12% of
Project Cost (Whichever is more)
Maximum FSI 376 D.Us./Hectare
1 Bedroom, 1 Hall, Kitchen, Bathroom, Toilet, Under ground and
Salient Features
Overhead water tank and all infrastructure facilities like water supply,
drainage, street light, Road.

4.6 Present Gujarat State Funding In Accordance With PMAY Verticals

4.6.1 In-Situ Slum Redevelopment through PPP

Government of Gujarat grant up to Rs. 2 lakh per household in addition to Rs. 1 lakh from
Government of India in Negative Premium cases.
In Case of Un-Tenable Slums, Government of Gujarat grants of up to Rs. 4 lakh per house in
addition to Rs 1.5 lakh from the Government of India which shall be treated as a Greenfield
Affordable Project under Affordable Housing Vertical of PMAY.

4.6.2 Affordable Housing through Partnership

Government of Gujarat grant up to Rs. 1.5 lakh per house in addition to Rs. 1.5 lakh from
Government of India in all cases of EWS Houses.

Table 23 : Present Gujarat State Affordable Housing Criterias

SR.NO CATEGORY INCOME CRITERIA SELLING PRICE AREA (SQ.M)

Upto Rs 3,00,000/- annual HH

1 EWS I Rs 3,00,000/- Upto 30
income

Upto Rs 3,00,000/- annual HH

2 EWS II Rs 5,50,000/- 31 - 40
income

From Rs 3,00,000/- to Rs
3 LIG Rs 12,00,000/- 41 - 50
6,00,000/- annual HH income

From Rs 6,00,000/- to Rs
4 MIG Rs 24,00,000/- 51 - 60
7,50,000/- annual HH income

4.6.3 Beneficiary Led Housing Component

Assistance to individual eligible families belonging to EWS categories to either construct new
houses or enhance existing houses on their own.

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Government of Gujarat grant Rs. 2 lakh per household in addition to Rs. 1.5 lakh from
Government of India in case of New Construction.
Government of Gujarat grant upto Rs. 1.5 lakh per household or 50% of remaining cost
(whichever is lesser) of renovation in addition to Rs. 1.5 lakh from Government of India in
case repairs and renovations.

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6. SLUM STRATEGIES

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6 SLUM STRATEGIES
Housing For All Plan of Action (HFAPoA) consists of two parts namely: a plan to bring about the
improvement of existing slums through participation of the existing dwellers and strategies for
prevention of future slums.

4.7 STEPS INVOLVED IN ARRIVING CURATIVE STRATEGIES

Slums shall be categorized with parameters such as land ownership, density, tenure, land
value and tenability first. (Chapter 4)

Classifying the slums into Tenable, Semi tenable and Untenable slums based on the
environmental parameters (Chapter 4)

Developing deficiency matrix for all the slums.

Phasing of Slums in various years taking into consideration deficiency matrix code and factors
like land ownership and ULB Decision.

Developing Preliminary options for both Tenable and Untenable Slums. Relocation of
Untenable Slums and carrying out In Situ Viability Check for Tenable Slums

Based on the spatial analysis and situation assessment done as above, a suitable
development option is arrived for each slum. Checking if unviable, smaller and non feasible
projects can be clubbed in other In Situ projects or can be taken up in some other
components of PMAY.

Finalization of strategies for all slums in the city.

At each stage of the survey and assessment, local slum communities are consulted in developing the
development options.

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4.8 3 X 3 DEFICIENCY MATRIX

Deficiency matrix shall be arrived for all the existing slums. For developing deficiency matrix,
parameters related to Housing, Infrastructure and Vulnerability shall be collected from Socio-
Economic survey details to ascertain most / least vulnerable slums and best / most deficient level of
infrastructure in slums. The parameters considered under each head are listed as below:

4.8.1 Housing and Infrastructure Deficiency Parameters

Percentage of houses which are kutcha

Percentage of houses which are semi pucca

Percentage of households not having individual piped water supply

Percentage of households not with individual toilets

Percentage of households not connected to drainage system

4.8.2 Social Deficiency Parameters

Percentage of ST,SC and OBC Households

Percentage of Households income below 3000 per month

All the values arrived for the parameters mentioned above shall be in absolute numbers first and
then converted to percentage of 1 100. After bringing down to the scale of 1 100, scores shall be
assigned in the range of 1-5 using one fifth of the range as benchmark. Here one fifth of the range is
20. Minimum score of 01 shall be assigned for value less than or equal to 20 and maximum score of
05 shall be assigned for value more than 80. Total score for Infrastructure and Vulnerability would be
arrived at by summing up all the related individual parameters score.

Once the total score is calculated, Housing, Infrastructure code and Social Vulnerability code in the
range 1-3 will be arrived using one third of the range as benchmark. Here, one third of the range is
arrived by dividing the difference between maximum and minimum total score by 3.

4.8.3 Ranking and Range Weightage

% Range (0 20) (20 40) (40 60) (60 80) (80 100)

RANK 1 2 3 4 5

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Therefore 1 being the best and 5 being the worst. For example if more than 80% of the
houses in a slum are kutcha then it shall get the rank 5 which means worst conditions.
Once Ranks for Housing, Infrastructure and Social Vulnerability is arrived for all the
parameters a sum of totals shall be made separately for Housing, Infrastructure and Social
Deficiency parameters.
This total for Housing and Infrastrcture parameters maximum could be 25 and minimum 5 as
there are 5 parameters.
The Total for Social Vulnerability parameters maximum could be 10 and minimum 2 as there
are 2 parameters.
Both the Totals shall be done separately and depending upon the maximum and minimum
range slums shall be categorized into 1, 2, 3 codes. Combining both Housing, Infrastructure
and Social Parameters shall give us 3 x 3 deficiency codes.
Finally as per the deficiency codes slums shall be phased in particular years.

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4.8.4 Defecit Analysis

Table 24 : Defecit Matrix

No Toilet
Semi Pucca No Water No Drainage Income Less
Kutcha Houses Individual SC,ST,OBC
S.No Slum Name Houses Connection Connection than 3000
Households Facility Households
Households Households Households Households
Households
1 Halpatiwas Harijanwas 55 1 22 34 0 55 6
2 Waglian Chal 36 0 14 22 0 35 7

3 Mankla faliya 23 0 9 14 0 21 3
4 Sultar factory Halpatiwas 195 0 78 117 50 177 5
5 Indira was 78 0 31 47 0 76 4
6 Khadi Khadi 160 0 64 96 40 154 1
7 Parsiwad Halpatiwas 14 0 6 8 0 4 1
8 Power house Halpatiwas 277 0 111 166 0 230 4
9 Railway fatak halpatiwas 521 0 208 313 127 509 18

% No Toilet % % Income
% Kutcha % Semi Pucca % No Water % No Drainage
Individual SC,ST,OBC Less than
S.No Slum Name Houses Houses Connection Connection
Facility Household 3000
Households Households Households Households
Households s Households
1 Halpatiwas Harijanwas 98% 2% 40% 60% 0% 98% 11%
2 Waglian Chal 100% 0% 40% 60% 0% 97% 19%

3 Mankla faliya 100% 0% 40% 60% 0% 91% 13%

4 Sultar factory Halpatiwas 100% 0% 40% 60% 34% 91% 3%
 Pradhan Mantri Awas Yojana - Housing For All Plan of Action - Gandevi Nagar Palika

% No Toilet % % Income
% Kutcha % Semi Pucca % No Water % No Drainage
Individual SC,ST,OBC Less than
S.No Slum Name Houses Houses Connection Connection
Facility Household 3000
Households Households Households Households
Households s Households
5 Indira was 100% 0% 40% 60% 0% 97% 5%
6 Khadi Khadi 100% 0% 40% 60% 33% 96% 1%
7 Parsiwad Halpatiwas 100% 0% 40% 60% 0% 29% 7%
8 Power house Halpatiwas 100% 0% 40% 60% 0% 83% 1%
9 Railway fatak halpatiwas 100% 0% 40% 60% 32% 98% 3%

4.8.5

Rank of No Rank of No Rank of No Rank of Rank of

Rank of Kutcha Rank of Semi
Water Toilet Individual Drainage SC,ST,OBC Income Less
S.No Slum Name Houses Pucca Houses
Connection Facility Connection Household than 3000
Households Households
Households Households Households s Households
1 Halpatiwas Harijanwas 5 1 2 3 1 5 1
2 Waglian Chal 5 1 2 3 1 5 1

3 Mankla faliya 5 1 2 3 1 5 1
4 Sultar factory Halpatiwas 5 1 2 3 2 5 1
5 Indira was 5 1 2 3 1 5 1
6 Khadi Khadi 5 1 2 3 2 5 1
7 Parsiwad Halpatiwas 5 1 2 3 1 2 1
8 Power house Halpatiwas 5 1 2 3 1 5 1
9 Railway fatak halpatiwas 5 1 2 3 2 5 1

Total Rank Total Rank Infrastructure

Social Infrastructure
S.No Slum Name Housing and Social and Housing Final Matrix Code
code
Infrastructure Infrastructure code

S.No Slum Name
Infrastructure
2 Waglian Chal
3 Mankla faliya
4 Sultar factory Halpatiwas
5 Indira was
6 Khadi Khadi
7 Parsiwad Halpatiwas
8 Power house Halpatiwas
9 Railway fatak halpatiwas
Pradhan Mantri Awas Yojana - Housing For All Plan of Action - Gandevi Nagar Palika
Total Rank Total Rank Infrastructure
Social Infrastructure
Housing and Social and Housing Final Matrix Code
code
Infrastructure code
12 6 1 1 11
12 6 1 1 11
13 6 2 1 21
12 6 1 1 11
13 6 2 1 21
12 3 1 1 11
12 6 1 1 11
13 6 2 1 21
As per Calculations the Totals of Ranks are converted in range of 1, 2, 3 and it shall depend on City to
City as per the maximum and minimum Range of Totals.

Total Rank for Housing Total Rank for Social Matrix Code Condition
and Infrastructure Deficincy
Deficincy

Less than 12 Less than 8 1 Good

12 - 18 8-9 2 Bad

More than 18 More than 9 3 Worst

Totals and Range shall Totals and Range shall

vary from City to City vary from City to City

4.9 PHASING OF SLUMS

Year Matrix Code
1 2016-17 33,32,31
2 2017-18 23,22
3 2018-19 21,13
4 2019-20 12
5 2020-21 11

Apart from this UnTenable Slum Conditions and Slums on

Note:
Public Land shall be given Priority

Table 25 : Phasing of Slums.

Priority
Added Priority as
of Slum Final
Per Land
S.No Slum Name as per Year Priority Final Year
Ownership,
Matrix Code
Tenability and ULB
Code
Halpatiwas
1 5 2020-21 No added Priority 5 2020-21
Harijanwas
Untenable
2 Waglian Chal 5 2020-21 5 2020-21
Condition
3 Mankla faliya 5 2020-21 Added Priority 2 2017-18
Sultar factory
4 3 2018-19 Added Priority 2 2017-18
Halpatiwas
5 Indira was 5 2020-21 Added Priority 2 2017-18
6 Khadi Khadi 3 2018-19 Added Priority 2 2017-18
Parsiwad
7 5 2020-21 No added Priority 5 2020-21
Halpatiwas
Power house
8 5 2020-21 Added Priority 2 2017-18
Halpatiwas
 Priority
Added Priority as
of Slum Final
Per Land
S.No Slum Name as per Year Priority Final Year
Ownership,
Matrix Code
Tenability and ULB
Code
Railway fatak Untenable
9 5 2020-21 5 2020-21
halpatiwas Condition
 Table 26 : Preliminary development options

Slum
Slum Survey Slum Land Tenure Land
S.No Tenability Preliminary Development option
Name House Density Value Status Ownership
holds
State
Halpatiwas
1 56 Low Tenable 550 Insecure Governmen InSituViabilityCheck
Harijanwas
t
Waglian Relocation of slum due to Untenable Conditions under
2 36 Low Untenable 550 Insecure Private
Chal AHP component or club with viable In situ Slum Projects
Mankla Semi
3 23 Low Tenable 750 Insecure InSituViabilityCheck
faliya government
Sultar
Mediu Semi
4 factory 195 Tenable 750 Insecure InSituViabilityCheck
m government
Halpatiwas
State
5 Indira was 78 Low Tenable 750 Insecure Governmen InSituViabilityCheck
t
State
Khadi Mediu
6 160 Tenable 550 Insecure Governmen InSituViabilityCheck
Khadi m
t
State
Parsiwad
7 14 Low Tenable 750 Insecure Governmen InSituViabilityCheck
Halpatiwas
t
Power State
8 house 277 Low Tenable 750 Insecure Governmen InSituViabilityCheck
Halpatiwas t
Railway State
Relocation of slum due to Untenable Conditions under
9 fatak 521 High Untenable 550 Insecure Governmen
AHP component or club with viable In situ Slum Projects
halpatiwas t

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 4.10 IN SITU VIABILITY CHECK

The slum redevelopment using land as a Resource has been done by analysis of tenable Slums on high land value or medium land value to examine financial
and technical viability of in-situ Slum redevelopment on PPP basis. The viability of the slums has been analyzed using Land value of the slum area and
result of tenability analysis.

Table 27 : In-Situ viability check

Estimation of Built-up Area

a c d e f g g.a h
Total Built-up
Total Built-up
Final Eligible Proposed Area required Land Area
Slum Total area Remaining Built-up area
Priorit Slum Permissible Super built- for in-situ Required
Slum permissible for sale component of
y Code Beneficiary FSI/FAR up area of redevelopment for Slum
Area as per FSI / private developer
HHs each DU of slum Component
FAR norms
beneficiaries
SQM NO NO SQM SQM SQM SQM SQM
Sr.No a c d e=axd f g=cxf g.a = g/e*a h=e-g
Halpatiwas
1 5 20000 56 2.5 50000 45 2240 896 47760
Harijanwas
3 Mankla faliya 2 37000 23 2.5 92500 45 920 368 91580
Sugar factory
4 2 30000 195 2.5 75000 45 7800 3120 67200
Halpatiwas
5 Indira aawas 2 25000 78 2.5 62500 45 3120 1248 59380

6 Khadi Khadi 2 15000 160 2.5 37500 45 6400 2560 31100

Pani ni tanki
7 5 35000 14 2.5 87500 45 560 224 86940
Halpatiwas
Power house
8 2 65000 277 2.5 162500 45 11080 4432 151420
Halpatiwas

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 i j k j.a l m n o p q
Transit
cost for Prevailing
Cost of Selling Cost
Avg. cost Cost of Slum HH Total Market Ideal Profit
construction for built-up
of construction @ Rs. investment Value for % assumed
of Slum area under Profit Profit % VIABILITY
Slums constructi for sale 5000 per made by Selling for Slum
Rehab sale
on component month developer per Project
Component component
for 24 Sq.mtr
moths
Rs in Rs in Rs in Rs in
SQM Rs in Crores Rs in Crores Rs % %
Crores Crores Crores Crores
l=j+k+ p=
Sr.No i j=gxi k=hxi sq. m. n=mxh o=n-l q
j.a (o/l)*100
Halpatiwas 49.294626
1 14500 3.654 69.252 0.672 73.578 23000 109.848 36.27 50 Non Viable
Harijanwas 1
Mankla 71.435 51.319159
3 15000 1.5525 137.37 0.276 139.1985 23000 210.634 50 Viable
faliya 5 3
Sugar
38.257 32.894821
4 factory 15000 13.1625 100.8 2.34 116.3025 23000 154.56 50 Non Viable
5 7
Halpatiwas
44.447 48.246161
5 Indira aawas 14500 5.0895 86.101 0.936 92.1265 23000 136.574 50 Non Viable
5 5
20.481724
6 Khadi Khadi 15000 10.8 46.65 1.92 59.37 23000 71.53 12.16 50 Non Viable
8
Pani ni tanki 52.035765
7 15000 0.945 130.41 0.168 131.523 23000 199.962 68.439 50 Viable
Halpatiwas 6
Power house 99.114 39.780816
8 15000 18.6975 227.13 3.324 249.1515 23000 348.266 50 Non Viable
Halpatiwas 5 1

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 r s t u v w x
Premium that Viability
Minimum Central Viability
Can be Paid to Gap for VIABILITY State
Profit Viability and State Gap for VIABILITY
ULB/State Project afer Assistance
VIABILITY Required Gap for Assistance Project afer State
Slums with Profit (In afer Central @ 2 lac per
for 50% Project @ 1 lac per afer State Funding
Case of Viable Central Funding Slum HH
Profit Slum HH Assistance
Projects only) Assistance
Rs in Rs in Rs in Rs in Rs in
Rs in Crores Rs in Crores
Crores Crores Crores Crores Crores
r= u= w=
Sr.No s = r-o t = o-r v = s-u x = v-w
(q*l)/100 1Lac*HH 2Lac*HH
Halpatiwas
1 Non Viable 36.789 0.519 -0.519 0.56 -0.041 Non Viable 1.12 -1.161 Viable
Harijanwas

3 Mankla faliya Viable 69.59925 -1.83625 1.83625 0.23 -2.06625 Non Viable 0.46 -2.52625 Viable

Sugar factory
4 Non Viable 58.15125 19.89375 -19.89375 1.95 17.94375 Non Viable 3.9 14.04375 Non Viable
Halpatiwas

5 Indira aawas Non Viable 46.06325 1.61575 -1.61575 0.78 0.83575 Non Viable 1.56 -0.72425 Viable

6 Khadi Khadi Non Viable 29.685 17.525 -17.525 1.6 15.925 Non Viable 3.2 12.725 Non Viable

Pani ni tanki
7 Viable 65.7615 -2.6775 2.6775 0.14 -2.8175 Non Viable 0.28 -3.0975 Viable
Halpatiwas
Power house
8 Non Viable 124.57575 25.46125 -25.46125 2.77 22.69125 Non Viable 5.54 17.15125 Non Viable
Halpatiwas

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4.10.1 Check of Feasibility and Clubbing Options

Check for following Parameters in Viable Slums if

IRR more than 50%
HH Density less than 100.
Slums Kutcha HH Less than 40%
Pucca HH More than 100
No of HH Less than 60
In Case any of the Following are Present that Slum wont be redeveloped individually and options for clubbing other slums shall
Sr.No be looked.
Halpatiwas
1 Viable Project on Public Land after funding assistance from Central and state
Harijanwas
3 Mankla faliya Viable Project on Public Land after funding assistance from Central and state
Sugar factory
4 Non Viable Project even after funding assistance from Central and State hence option of BLC shall be looked.
Halpatiwas
5 Indira aawas Viable Project on Public Land after funding assistance from Central and state
6 Khadi Khadi Non Viable Project even after funding assistance from Central and State hence option of BLC shall be looked.
Pani ni tanki
7 Viable Project on Public Land after funding assistance from Central and state
Halpatiwas
Power house
8 Non Viable Project even after funding assistance from Central and State hence option of BLC shall be looked.
Halpatiwas
Note: We have 4 Untenable Slums with total 993 Households .Here 7 Number Slum(Parsiead Halpatiwa) highly viable with Priority 5 hence we will look
for a Clubbing option of these Slums and check for Viability if it can be taken up in the same year. If viable these slums can be clubbed or else to be taken
up under BLC Component.

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4.10.2 Viability with Clubbed Slums

Table 28 : Viability for Clubbing option.

Total
Total Built-up Remaining
Built-up
Eligible Proposed Area required Land Area Built-up area
Permissib area
Final Total Slum Slum Super built- for in-situ Required for for sale
Slum le permissibl
priority Area Beneficiar up area of redevelopment Slum component of
FSI/FAR e as per
code y HHs each DU of slum Component private
FSI / FAR
beneficiaries developer
norms
Sr.No SQM NO NO SQM SQM SQM SQM SQM
Pani ni tanki
7+2 halpatwas+Waghri ni 5 35000 50 2.5 87500 45 2000 800 85500
Chal
Transit Selling
Cost of
Cost of cost for Prevailing Cost for Ideal
Avg. cost constructi Total
constructi Slum HH Market built-up Profit %
of on of Slum investmen
Slums on for sale @ Rs. Value for area under Profit Profit % assumed VIABILITY
constructi Rehab t made by
componen 5000 per Selling per sale for Slum
on Componen developer
t month for Sq.mtr componen Project
t
24 moths t
Rs in Rs in Rs in Rs in Rs in
Sr.No SQM Rs in Crores Rs % %
Crores Crores Crores Crores Crores

Pani ni tanki
7+2 halpatwas+Waghri ni 15000.0 3.4 128.3 0.6 132.2 23600.0 201.8 69.6 52.6 50.0 Viable
Chal

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4.10.3 Strategy Finalization after Viability Study

Slums Final Priority Development Option

1 Halpatiwas Harijanwas
2 Waghri Ni Chal
3 Mankla faliya
4 Sugar factory Halpatiwas
5 Indira aawas
6 Khadi Khadi
7 Pani ni tanki Halpatiwas
8 Power house Halpatiwas
9 Railway fatak halpatiwas
Now there shall be a finalized List of Slum Intervention Strategies with Final Year which shall include Tenable and UnTenable Slums
code
5 In-situ redevelopment
5 Clubbed with Pani ni tanki halpatiwas for In-situ redevelopment
2 Beneficiary Led Housing with Tenure Regularization
2 Beneficiary Led Housing with Tenure Regularization
2 Beneficiary Led Housing with Tenure Regularization
2 Beneficiary Led Housing with Tenure Regularization
5 In-situ redevelopment
2 Beneficiary Led Housing with Tenure Regularization
5 Relocation with AHP Project

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 4.11 SLUM INTERVENTION FOR TENABLE SLUMS

Following Options fall under Tenable Slums

In Situ Slum Redevelopment in PPP Mode without or with Funding from Central (1lac per HH) and State Government (Upto 3lac per HH incase for
unviable slum pockets) for PUBLIC lands.
In Situ Slum Redevelopment in PPP Mode without Funding from Central and State Government for PRIVATE lands.
Beneficiary Led Contruction for Unviable and Not Feasible Projects

Clubbing with other In Situ Redevelopment Projects for Unviable, Smaller Slum Pockets and not Feasible Projects

Table 29 Slum Intervention for Tenable Slums

Whether "In
Required
Situ FSI/FAR
Name Area of Total Eligible Proposed Area for In Name of other
Slum Redevelopm Proposed Year of
of Slum in No of Slum Intervention Situ Slum if Proposed
No ent with Intervention
Slum Sqm HH Dwellers Strategy Redevelopm for Resettlement
Private Existing Proposed
ent in Sqm
Participation
In Situ
Halpati
Redevelopment
was Halpatwas
1 20000 56 56 of Slums with Yes NA 2.5 2020-21
Harijan Harijanwas
private
was
participation
Beneficiary Led
Mankla Housing with
3 37000 23 23 Yes 368 2.5 Mankla faliya 2017-18
faliya Tenure
Regularization
Sugar Beneficiary Led
factory Housing with Sugar factory
4 30000 195 195 No NA NA 2018-19
Halpati Tenure Halpatiwas
was Regularization

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 Beneficiary Led
Indira Housing with
5 25000 78 78 No NA NA Indira aawas 2019-20
aawas Tenure
Regularization
Beneficiary Led
Khadi Housing with
6 15000 160 160 No NA NA Khadi Khadi 2020-21
Khadi Tenure
Regularization
In Situ
Pani ni Parsiwad
Redevelopment
tanki Halpatiwas+Wag
7 35000 14 14 of Slums with Yes 800 2.5 2020-21
Halpati hri ni chal
private
was halpatwas
participation
Power Beneficiary Led
house Housing with Power house
8 65000 277 277 NO NA NA 2021-2022
Halpati Tenure Halpatiwas
was Regularization

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4.12 SLUM INTERVENTION FOR UN TENABLE SLUMS

Following Options fall under Un Tenable Slums

Relocation of Slum to Affordable Housing Projects with Central (1.5lac per HH) and State Funding (Upto 4lac per HH)
Clubbing with Viable In Situ Slum Redevelopment Projects nearby.

Table 30 : Slum Intervention Strategy for Un-Tenable Slums

Proposed Intervention Strategy -

Area of Total No of Proposed Year of
Slum No Name of Slum AHP,CLSS,BLC,Clubbing with other Tenable
Slum in Sqm Households Intervention
Slums

2 Waghri Ni Chal 10000 36 Clubbed with Pani ni tanki halpatiwas 2020-21

9 Railway fatak halpatiwas 8000 521 Relocation with AHP Project 2020-21

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 Pradhan Mantri Awas Yojana - Housing For All Plan of Action - Gandevi Nagar Palika

7. OTHER URBAN POOR STRATEGIES

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 Pradhan Mantri Awas Yojana - Housing For All Plan of Action - Gandevi Nagar Palika

5 OTHER URBAN POOR STRATEGIES

5.1 ASSESSMENT OF URBAN POOR IN DEMAND DURVEY

Total Demand Survey CLSS AHP BLC

1378 0 511 867

Formation of slums is not a new phenomenon; it was part of history from the early years of
industrialization. The main reasons for the formation of slums are population growth, rural urban
migration, lack of good governance etc. Some of the more common reasons are identified below:

1. Migration from rural to urban areas 2. Lack of affordable housing 3. Lack of secure tenure 4.
Unemployment 5. Illiteracy 6. Poor Governance 7. Poverty

It can be summarized that the broad reasons for slum formation can be grouped into two main
heads; Population growth and Governance.

Post industrial revolution population growth is mainly attributed to the reducing death rate. The
population growth is observed to be more pronounced in urban areas in comparison to rural areas
due to the phenomenon of migration. Some of the identified reasons for migration from rural and
semi-urban areas to urban areas are as follows:

Lack of food, water, work and other fundamental needs of existence.

Environmental catastrophes like drought and floods.

Lack of education and employment opportunities in rural areas.

Better transportation system in urban areas.

Lack of health facilities in rural areas.

Low income from agriculture due to lack of fertile pastures and arable land.

Slum formation is attributed to a variety of reasons and failure of governance is one of them. Slums
are usually a result of failed policies, poor governance, inappropriate regulations, unresponsive
financial system and dysfunctional land markets. Apart from all these reasons, lack of political will to
recognize the problem and incorporate appropriate schemes in the action plans is responsible for the

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 Pradhan Mantri Awas Yojana - Housing For All Plan of Action - Gandevi Nagar Palika

mushrooming of the slums in major cities. The authorities responsible for city governance fail to
recognize consequences of rapid and unplanned urbanization and hence do not incorporate
strategies for slum development and prevention in the developmental and urban planning activities.
Many of the Municipal bodies have not even identified the localities in their cities and towns which
are deprived of basic facilities. The urban development initiatives of ULBs do not focus on the urban
poor and in turn the poor are forced to find their own land for housing through encroachments
leading to creation of slums. Most of the people in these slums are migrants who have moved to
urban areas in search of livelihood and work. Though the authorities focus on the infrastructure, it
may not be a solution for arresting future growth of slums.

5.2 LAND REQUIREMENTS TO MEET FUTURE HOUSING NEEDS AND VACANT

LAND INDENTIFICATION

Here the estimated demand for Affordable Housing Component is calculated in terms of Land
Requirements and checked if more land area is required to be procured.

Table 31 : Land Requirement Calculation

Survey/T.P/F.P Land Building Type

Sr.No Area (Sq.Mt) AHP Demand
No Ownership P+3
No land No land Public Local
1 1032 3
Availability Availability Body

Land Area
No of Land Area
Units per Units per Super Built Footprint Required
Blocks if
Floor Block Up of 1 Block for all
Required Insufficient
Blocks

8 24 45 43 360 19350 YES

5.3 STRATEGY OF POLICY REFORMS WITH FUTURE SUPPLY OPTIONS

Slums shall be developed through in-situ redevelopment. Some slums in Gandevi where people own
the land and have formal property titles or where the government is considering grant of formal
property titles and tenable shall be redeveloped in-situ.

There are four basic factors essential for achieving a substantial increase in supply of Housing. They
are:

Land;

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 Pradhan Mantri Awas Yojana - Housing For All Plan of Action - Gandevi Nagar Palika

Material and Technology;

Finance and

Legislation and Regulations.

The detailed discussion that follows intends to shed some light on each factor.

Land
Supply of Urbanized land to the poor should be given the topmost priority and the State must
intervene to provide equitable access to Land, since the most disastrous feature of Indian
urbanization has been the failure to anticipate the rising demand for urbanized land. It is
recommended for change of the urban land tenure system.
Material and Technology
It is recommended for the use of locally available / produced and cost-effective building materials
and components. Effective participation would certainly reduce the overall housing costs and housing
technology needs to be rationalized and modified for acceleration of housing units production.
Development of appropriate technology and project management would be an important technical
input to housing. Modular design & coordination offers good possibilities to standardization of
materials and components and optimization in design.
Finance
Finance sources need to be finalized as Central Share, State Share, ULB Share, and Beneficiaries
Share. Innovative funding methods, Ministry Guidelines like External Commercial Borrowings (ECB)
options may also be explored.
Legislation and Regulation
The government intervention is necessary to direct and modify the course of housing development in
right direction. One basic strategy is to create the appropriate institutions, both for technical and
financial management to increase the supply. The other basic strategy is to amend, modify or
formulate relevant laws and regulations, where necessary to remove constraints to housing activity.
It is recommended for changes in laws relating to land, laws relating to administration as well as
fiscal laws. Modifications of existing acts may be required for incorporating necessary modifications
in the following areas:

Land Reforms and Tenure Rights,

Building Bye-laws,
Municipal Council

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 Pradhan Mantri Awas Yojana - Housing For All Plan of Action - Gandevi Nagar Palika

5.3.1 Housing Supply Strategies

Property titles if unclear or not having been mutated shall be formalized. For all households
on lands that are owned by people but lack legal rights, the title shall be formalized.
Formalization of land ownership shall enable to extend legal, and in an equal manner,
services into all such settlements and integrate them within the city.

Households without formal property titles on lands or which may be redeveloped or

relocated to formal houses. All redeveloped households shall get property rights in the joint
names of the wife and the husband in case of family, in the name of the woman in a women-
headed house and in the name of the adult male of the house in case of single men.

Pucca houses will be technically supported to connect to formal piped water supplies,
construct toilets linked to sewer lines, septic tanks or cluster septic tanks as the case may be,
build bathing areas and kitchens, link household waste water to disposal systems (surface
and storm water drains) and ensure proper lighting and ventilation. They shall have access to
microfinance for this purpose.
All poor households in the settlements are to be redeveloped and accommodated in the new
housing if vacant land is available with variable subsidy conditioned to their eligibility.
Beneficiaries that meet the criteria shall get access to government subsidies as per city/state
guidelines. For others who may not meet the eligibility criteria but who are also living in
these slums, Govt. shall provide housing without subsidies but with a repayment plan based
on economic resources. Those with higher incomes in these settlements shall get access to
the house without subsidy on hire-purchase basis. Those who may have incomes below the
stipulated amount but lack the required documentation, State Govt. shall provide housing on
hire-purchase basis or rent and with access to low-cost housing finance from formal banks.
Transit Housing shall be created by Government for all families that shall be affected during
the housing development; families whose houses shall be demolished prior to
redevelopment or relocation. Provision for Night Shelter may be made to accommodate the
Shelter less Persons visiting the city for short term duration (in days).

5.3.2 Infrastructure Strategies

Water Supply

Water supply shall be in-house and through legal connections. Households in all settlements
to be developed through in-situ redevelopment are to be connected to legal water supply
with in-house connections. Water shall be supplied through municipal piped supply

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 Pradhan Mantri Awas Yojana - Housing For All Plan of Action - Gandevi Nagar Palika

connections where the pipeline supplies are available in the communities. In settlements
where water supply networks pass close by, last-mile connections shall be made to these
networks. Norms for household water supply to these areas shall be as applicable in the rest
of the city.

Decentralized supply systems shall be designed for settlements where networks are missing
or far off and where these are unlikely to reach in the coming years under the PHE network
expansion plans. These shall include connections to natural water body with storage and
treatment systems and small-scale piped networks inside settlements connecting households
to the treated water source. Decentralized systems shall be developed in partnership with
the communities and with community contributions. These may also be developed as
community entrepreneurship models. Water supplied to slums shall be of good and reliable
quality. Besides being potable, it shall have appropriate timings and duration of supply to
ensure all households get regular and dependable supplies. This shall enable people,
especially women, to be more productive. Where water is not potable, communities shall be
encouraged to set up community water kiosks that shall filter the water before supplying to
homes.
Efficient Distribution & Management System to address the problem of loss of pressure &
precious water with Boosting Pump Stations & introduction of Trunk Mains.

Sanitation Services

The overarching goal of the slum sanitation interventions shall be to ensure that natural
environments of slum areas are protected and do not get degraded any further. Such
environmental protection shall benefit both the natural environment and people.

Sanitation services to slums shall be comprehensive and aimed at making Gandevi a healthy
and open defecation free city. These shall include the entire bundle of sanitation services;
toilets, waste water management and solid waste disposal.

Sanitation plans for slums shall be integrated within the Gandevi City Sanitation Plan to
ensure the two activities can be fully synergized and there are resources for developing the
large trunk systems.

In the transition period, it is planned to provide shared or community toilets in these areas.
The toilet type shall depend on peoples choice, the length of likely stay in the existing

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 Pradhan Mantri Awas Yojana - Housing For All Plan of Action - Gandevi Nagar Palika

settlement before relocation, available spaces in houses, affordability, community willingness

to contribute to the development of common systems, etc.

Drainage and Waste Water Treatment Systems

Drains in all slums shall be pucca. These shall also have proper gradients and in all cases
linked to outfall points so that waste water can flow out of the community. These shall also
improve cleanliness of these areas. Possibility may be explored to cover the drain as much as
possible. Precast system and other technological innovation shall be explored for cost-
effective, easy construction/maintenance.

All black and grey water from toilets and household chores shall be channelized to flow into
sewage treatment systems where possible or to decentralized/ dedicated systems where
main trunk connections are not available or technically possible. This shall ensure treatment
and recycling of all grey and black water from slums. It shall also ensure no sewage is
discharged into the rivers.
Solid Waste Management

Solid waste collection services shall be extended to all slum and low-income settlements.
This shall include a door-to-door waste collection service operated by the community in
partnership with Gandevi

Municipal Council and local level systems for waste management i.e. recycling, composting
and disposal of non-biodegradable waste.

Solid waste collection, recycling and composting shall be planned as livelihood enterprises to
enable communities to generate incomes from these activities.

Roads and Transport

Road and street network shall be improved by relaying and reconstruction where needed. All
kutcha and semi pucca roads shall be upgraded to pucca roads in cement concrete or paved
pathways as per PWD norms. The road construction will also include repair/reconstruction of
the approach road and upgrading all in slum streets with appropriate sloping to the side
drains.

Relaying or laying of new road/streets will ensure proper leveling so that plinths of existing
houses do not sink below road levels causing undue hardship to the poor. In relaying such

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roads where levels are likely to go higher than houses, dismantling of the old road shall be
essential.

Strengthening of site to site should be adequately strengthened before laying/upgrading a

road/pathway with retaining wall or other such measures to avoid degradation and loss of
asset.

Use of Pre-Cast Concrete for walkways and recyclable materials may be considered.

Transport linkages shall be provided to the nearest possible point. Transport is important for
linking people to their livelihoods and improving their productivity. Transport linkages shall
be planned such that they connect slums and poor people to their livelihoods in the city and
in the industrial areas.

Power Supply and Street Lights

All households in the slums are to get legal power connection with meters. Power
Department to ensure slum areas are covered, get access to power supply at the appropriate
rates with shorter billing cycles that correspond with peoples earning capacities. The
department shall create awareness among residents on cost of power and use of electrical
appliances. The department shall also set up a complaints redressal system where poor
people shall be able to make complaints in case of faulty/fast meters or billing inaccuracies.

Street lights where needed or non-functional shall be provided in the slum settlements.
Peripheral slums or slums away from the main roads shall be provided street lights along the
approach road for safety of commuters at night.

5.3.3 Socio-Economic Development Options

Development of Livelihoods

The livelihood programmes shall be based on the Livelihoods Mission of the Government of
India. It shall also be comprehensive and linked to the citys economy; tourism, plant
nurseries, embroidery etc. to ensure sustainability of incomes. Its particular focus shall be on
promoting livelihoods among the poorest and the usually excluded groups within slum
communities. Livelihoods shall be promoted through a range of solutions; development of
enterprises (micro, small and medium), training in skills for employment with linkages to
formal /regular wage employment, investments in product designs and support to access

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markets and manage business enterprises and access to finance for setting up these
livelihoods. Business enterprises could be both conventional such as those promoted under
the NULM programme. Urban Resource Centre may be considered to be constructed to
accommodate various employment generation activities.

Spaces shall be earmarked/ developed for people to undertake income generating activities.
Towards this end, Gandevi Municipal Council shall undertake the following efforts;

Houses shall be designed so that people can work out of homes and shall have spaces for
storage of raw material and finished products, have access to power supply;

Spaces shall be earmarked/ created inside slums for fabricating products such as for
construction activities or composting pits or recycling non degradable material;

Spaces inside slums or nearby shall be earmarked /created for vending such as human skills,
shops, stalls, pavements, local markets, etc. and Spaces for vending activities shall also be
created in the city.

Vending spaces shall not be made permanent, so that new vendors to the city/area also get
an opportunity to vend in officially earmarked spaces.

Possibility may be explored for Urban Forestry & Farming through Community Mobilization
for Income Generating Activities.
Access to Health and Education Services

Health and education services shall be planned and delivered in convergence with the
concerned departments. The department officials shall jointly review the GIS maps to
understand access to municipal schools and health centres and identify service gaps to
improve availability and accessibility to slum dwellers.

At the Ward level, education and health committees shall be set up that shall be responsible
for monitoring service delivery quality.

Promoting Access to Social Security

For promoting social security benefits to the marginalized, such as National Old Age Pension,
Widows Pension, Disability Pension and other benefits, it is essential to map all social

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security benefits available to each category, and map the uptake and access in the area. In
such cases, equipping communities with the necessary information and helping them liaise
with the concerned authorities is the best way to proceed. A training of local leaders can be
organized to train them about social security, available benefits and processes involved.
Working as a nominally paid volunteer, the community leader can compile and provide forms
to all such cases and guide those regarding nominations and applications and follow up on
the outcomes.

5.3.4 Suggested Reforms in Policies

Reforms Necessary for PMAY

20-25% Land reservation for EWS & LIG with a system of cross subsidization

Implementation of Rent Control Act.

Enactment of user Charges

To secure Credit for Bank & Financial Institutions

To create Rajiv Awas Shelter Fund

State Level Reforms Required

The following are some of the immediate steps that the Govt. of Gujarat can take to make
PMAY successful.

Implementation of De-centralization measures as envisaged in 74th Constitutional

Amendment Act

Water Supply Metering-domestic, industrial & commercial.

Safeguarding the interests of Weaker Sections of society including the physically challenged
and mentally challenged

Slum Improvement & Slum up-gradation Policy

Introduction of Property Title Certification System in ULBs

Community Participation to institutionalize citizen participation

Nature of legal entitlement to dwelling space-freehold, leasehold (10 years, 30 years, 90

years, etc.) license, collective & collaborative tenure and condition of lease/tenure

Eligibility criteria of slum dweller including treatment of existing renters.

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Eligibility and entitlement of residential establishments within slum.

Sharing pattern of funding by State/ULB/Beneficiaries

Stamp duty and property tax reduction/exemption for Slum Dwellers

Strategy for developing credit linkages including setting up of an intermediating agency.

Post occupancy maintenance and management arrangements including facility areas.

Maintenance of levy and collection of user charges.

Revision of bye-laws to make rain water harvesting in buildings and adoption of water
conservation measures.

To ensure availability of vacant land.

Availability of loans to private developer for construction of rental unit.

Simplification of eligibility norms for beneficiary.

Suggested incentive/regulations to be implemented by Govt. of India.

Notification of Cityzin in due process

5.3.5 Approach in Land Related Issues

The critical issues that need to be tackled to realise the objective of increased supply of developed
land and ensure its optimum utilisation are as follows:

Distortions in Land Market: Land market distortions exist mainly because of various problems
which inhibit the supply of land and restrict legal access to land, particularly the poor. Time
consuming, unduly cumbersome, and costly procedures related to land registration and
permission to develop project in numerous delays often extending over several years. Many
a times, the acquisition procedures itself get stalled due to compensation related disputes.

Land Information System: The urban land records system is completely disjointed. No easily
accessible record exists of who owns which piece of property. This complicates the land
transaction process and further distorts the land market. An elaborate land information
system is absolutely essential not only for helping land transaction process and reducing
distortions in the land market but also for achieving optimum utilisation of land. GIS provides
a good opportunity in this direction and Government should take this up as a priority area.
Remote sensing technique can be quite helpful in collection and updating data regarding the
present and the changing land use pattern.

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Urban Land Policy: How to increase the supply of developed land and encourage its
conservation are critical concerns related to urban land related policy issue.

Role of Private Sector in Land Development

Leasehold V/s Freehold Tenure

Alternatives to Public Acquisition of Land

Urban Land taxation Policy

5.3.6 Assessment of Rental Housing Market

About 3% rental housing demand has been calculated among the EWS Housing as per discussions
with ULB officials. The National Urban Housing and Habitat Policy 2007 promotes rental housing
especially for the poor who cannot afford to pay the entire price of a house by providing them access
to reasonably good housing on rental ownership basis. The overarching objective being to provide
access to adequate housing that is affordable to the poor and assures security of tenure. The current
housing market clearly indicates an overwhelming presence of rental housing market albeit in the
private sector. The trend of growth of slums in slums is observed in the form of newly identified
slums created a demand for affordable housing.
In the absence of organized government plans and programs to this sector, the situation has been
exploited by the private owners of housing wherein inadequate and often unsafe dwelling units with
limited access to amenities like water and sanitation has been rented out to this category of people.
Guided only by the profit motive, the main drawback of the rental housing market of Gandevi as it
operates today is for the following reasons:

Its inadequate

Lacks optimum access to amenities

Unsafe

Completely disregards the ecological concerns &

Do not provide security of tenure to the residents

Increasingly, the role of government is being defined as a facilitator and not a provider. Therefore,
the private rental market is expected to grow even more. Consequently, to serve the objective
towards housing for all the Govt. of Gujarat needs to have a proper regulatory mechanism and
institution in place that will streamline the private rental market that will ensure adequate standards

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and safety norms for the tenants. To attain the objective of slum free city and housing for all it would
be imperative for the State Government to promote Public Rental Housing which may be made
available to the poor irrespective of their citizenship status thus assuring access to housing and
security of tenure. It is proposed that:

All rental housing may be proposed for short term up to 3 yrs for new migrants who are yet
to establish their identity and the likely tenure of stay in the state and for long term up to 20
years without legal right, on land but right to stay on lease to facilitate financing by banks.

The DUs shall have the minimum specified space, services and quality standards.

It is expected that during 3 years, migrant households would have settled into decent
employments /occupations with regular incomes and should be able to afford their own LIG
or EWS housing. This also ensure housing stock gets revolved to new/poor migrants to the
city and shortage is kept to the minimum without having to do any major addition to the
existing housing stock.

Rents in such housing to be kept affordable for the poor. Government initiative in the rental market would
require establishment for proper procedure and modalities for implementation of the scheme as well as
proper criteria and process for allotment of houses.

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8. INVESTMENT PLAN OF HFAPoA

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6 INVESTMENT PLAN OF HFAPOA

6.1 PROJECT IMPLEMENTATION AND INSTITUITIONAL MECHANISM

The success of the project partly depend upon the propose implementation schedule and contract
the arrangement between the Nagarpalika and the implementing agency.

6.1.1 Implementation Mechanism and Authority

A number of agencies are responsible for various activities pertaining to housing for urban poor.
Although it is primarily the responsibility of the ULB, other departments/ agencies such as the Urban
Development Department, Town Planning Department, Slum Redevelopment Board, Housing Board
and NGOs, all have taken their role to play in provision of housing and infrastructure services to the
urban poor. Establishment of local building technology promotion centre is also necessary to
encourage the use of locally available building materials. As various agencies are involved,
coordination amongst them becomes critical. The Nagarpalika will identify the stakeholders and
establish their roles and responsibilities. The Nagarpalika will prepare a list of various activities,
functions involved and the roles of the respective agencies at the State level, city level, and
zone/ward level and at the slum level. The roles which are defined at various stages in the project are
stated below. The activities involved in the implementation of the HFAPOAoA would be;

Project development as per HFAPOA

Project Implementation

Project Planning and Design

Obtaining approvals and clearances

Land acquisition

Procurement and contract management

Construction management

Management and Maintenance of housing infrastructure

Reforms

Enforcement

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The planning, development, construction and post implementation activities will require institutional
reforms, which ensure organizational and functional clarity and coordination among various
stakeholders. The underlying principle for deciding upon an appropriate institutional framework is to
ensure the following:

Efficient planning and preparatory works

Efficient implementation of civil works

Minimal disruption to livelihood and employment of slum dwellers

Effective policing and protection in case of relocation

Future planning for prevention of slums.

Therefore, broadly, the institutional framework will address issues relating to: The roles have been
defined at various stages in the project.

6.1.2 Role and Responsibility of Institutions

Project Implementation Agency and Unit
The implementation agency also needs to coordinate, and work closely with a range of city agencies
concerned stakeholders in implementation of the plan. These shall include departments such as
electricity, transport, roads, education, health, etc in preparing policies and ensuring effective
implementation of the plan. This role will be undertaken by the programme implementation unit
(PIU). They shall meet regularly to ensure coordinated implementation of activities. All PIU staff shall
require capacity building for implementing HFAPOA.
Community Based Organizations and Representation
Community Based Organizations shall be organized as part of the slum free city plan implementation
process. Further, these shall be federated at a ward level. They shall meet on a regular basis to
review the plans and their implementation and discuss/ trouble shoot problems/issues.
Representatives of these CBOs or their federations shall be members of the various Task Forces and
Ward Committees and shall be part of the discussion on plans in their areas and their
implementation strategies.
Community mobilization will be at the core of slum development intervention in Gandevi. The lead
NGO will work with pre-organized communities facilitated under the Cities Alliance project and other
city or donor supported initiatives in slums, strengthen the existing groups and build their capacities
to work in partnership with Govt. /its agencies in the implementation of slum upgrading activities,
mobilize, engage, organize and strengthen similar groups in other settlements for project
implementation in a phased manner as proposed above.

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In order to ensure participation is real and meaningful, communities shall be engaged in the
planning, implementation, monitoring and maintenance of all development activities in their areas.
Community groups mobilized may vary by area /need and could include self-help/savings groups,
enterprise and livelihood groups, water, toilet and sanitation committees, area welfare associations,
construction monitoring committees, etc. Community groups shall also contribute to slum
development through labour, money, time, etc. as per requirement/affordability etc.
Ward Committees
At the ward level, it is required to set up Area Sabha and Ward Committees. These Ward/Area
Committees shall include representation from all groups in the area including representatives of slum
communities, leaders of other neighborhood groups in the area, representatives of commercial
/market associations and members of institutional establishments. Area Committees may also co-opt
professionals from the area with requisite skills in planning, architecture, environmental
improvement, livelihoods promotion, etc. as per need to guide the process of development.
Partnerships and Task Forces
The Govt. shall enter into partnerships with key stakeholders for the successful implementation of
the Plan. These partnerships shall be expanded over the Plan period to include all stakeholders. It is
required to set up Task Forces on Water Supply, SWM, Urban poverty, Local Economic Development,
Sewerage and Drainage, Municipal finance and Taxation, Heritage and tourism, Traffic and
Transportation and Urban governance. These Task Forces will be aimed at bringing together all
concerned local bodies for joint implementation of development plans. Such convergence is not only
efficient but shall ensure that any contradictory policies or rules may be addressed.
The ambit of these Task Forces shall be expanded to include new partners. These shall include
representatives of community based organizations, private sector partners, banking and finance
institutions, etc. The object shall be to ensure greater coherence in policy and implementation. The
Task Forces shall meet on a regular basis to assess progress and discuss key issues and challenges to
implementing the Plan.
Assessment of Financial Capacity
The state govt. shall receive funds to implement the Plan, especially the housing component which is
the most expensive. However, it is expected that this fund shall not be adequate for implementing
the Plan. While many agencies, as part of their annual budgets shall be able to contribute resources
for development of services.

6.1.3 Public Private Partnerships

In the present day context of liberalized and globalized economies, the public sector resources,
especially budgetary allocations are increasingly becoming scarce. In many cases, the ULBs have to

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look for alternative sources of financing. The institutional finances require the ULBs to have a robust
fiscal health so that the ability to repay the debts is of high order. Market borrowing is emerging as
another option for mobilizing finances, but the same requires the ULBs to be credit rated by the
rating agencies. Again, for securing a high credit rating, ULBs shall need to demonstrate a sound fiscal
health on sustained basis. Another route of resource mobilization be it for creation/up-gradation of
infrastructure assets or management of infrastructure facilities that is becoming increasingly
relevant in recent years is the paradigm of Public Private Partnership (PPP). Besides mobilizing
financial resources, the PPP also brings in efficiencies in creation/up-gradation and delivery of urban
infrastructure services. Essentially, the project risks are shared between the public sector and private
sector agencies under the PPP arrangement and the extent of sharing risks by each party depends on
the format of PPP adopted. There is a wide range of options for the PPP arrangement and no
particular option can be considered to be appropriate across the board. The suitability of the PPP
option depends on the profile of the project in question and a number of parameters of a project are
taken into account before deciding on the PPP format. At the broad level, there could be three
formats of PPP, namely, Joint Venture (JV) Companies; Build, Operate & Transfer (BOT) or variant
thereof; and Management Contracts.
The route of JV Company is resorted to generally in cases of projects in which the expertise of the
public sector agencies can be leveraged for the projects and/or there is need for exercising controls
over operation of the project owing to its social significance and impacts. In cases of JV Companies,
both the public and private sector entities share financial risks, equally usually. The pricing of the
products or services are determined by the markets.
For urban infrastructure projects, however, the most commonly used route has been found to be the
BOT. The financial risks are generally borne by the private sector entity. One important aspect in this
option is the concessions that are extended to the private sector entities. Generally, the concession
comes in the form of user specific charges payable by the consumers of services. Under this option
of PPP, the assets created get transferred to the public sector agency on expiry of the concession
period without any cost. Nevertheless, the public sector agency bears the social risks as delivery of
services according to preset standard constitutes the mainstay of these kinds of projects.
The variants of BOT like Build & Transfer (BT), Build, Own, Operate & Transfer (BOOT), Build, Operate,
Lease & Transfer (BOLT) and Build, Own & Operate (BOO) are also taken recourse to depending on
the nature of the projects. For commercial/real estate projects generally, the model of BOO is
resorted to and the land involved is transferred to the private sector entity for too long a period. All
financial risks are borne by the private entity and the premium for the land is paid upfront to the
public sector agency.

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It needs to be appreciated that private sector entities should not come forward to invest in
development of public projects without being assured of modest financial returns on investment.
While in the commercial/real estate projects, the returns are easier to come by and the private
entities are used to doing these kinds of projects even on their own, for the infrastructure projects
the returns on investment shall come through the concessions extended. It is therefore imperative
to design the concession structure judiciously such that there is a balance between the affordability
of the public and the rate of financial return. In case no concession can be made available, the option
of annuity payment by the public agency to the private entity may be explored.
The foremost important aspect of PPP once it is decided to take up any project on PPP mode is the
selection of private partner. In fact, there is likely to be more than one private party who may be
interested to partner with public sector agency for any project. It is thus imperative to adopt a
transparent and competitive means for selection of the private partner. Transparency can be
achieved by laying down the conditions of bids in details to the extent possible, especially in relation
to eligibility and bid evaluation and competitiveness can be realized by inviting bids through
insertions in various media.
There is immense scope for enlisting private sector participation in the PMAY initiatives as by doing
this not only private sector efficiency can be invoked but also some revenue surplus generated such
that the same can be leveraged to sustain the benefits of the project by the slum dwellers after the
redevelopment. A part of the capital finances can also be secured through PPP initiative under PMAY.
Wherever the slums are found to be occupying prime land within city, it is obvious that the economic
potential of the land is not exploited. Again, the slums are generally found to be horizontally spread
over large chunk of land. In case, by adopting a consultative process involving the slum dwellers by
taking help of NGOs/CBOs etc., the consent of slum dwellers for either moving to another site or
resettlement at the existing site on multi-storied buildings can be obtained, certain portion of the
prime land can be carved out where on commercial exploitation may be resorted to. In this type of
cases, the private sector entities can be attracted to participate. As already mentioned, any revenue
surplus that the public bodies like GHB and Gandevi Municipal Council could be able to generate, the
same could be used as corpus for the slum community for using the same in maintenance of their
buildings and infrastructure. As the redevelopment schemes shall be somewhat homogeneous, a
panel of private sector entities can be formed on the basis of their capabilities both technical and
financial. Whenever a slum redevelopment project under PMAY shall be considered to be taken on
PPP mode, competitive bids can be invited from amongst the empanelled entities by limited
circulation. This would save on time. Nevertheless, the bidding platform shall need to be judiciously
designed.

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For PPP initiatives under PMAY, the option of JV Company may also be explored, as in this case, the
public sector agency shall be able to effectively ensure fulfillment of the objectives of PMAY and the
slum beneficiaries shall feel more comfortable with the PPP initiatives.
Funds can also be raised from the private sector for implementation of slum upgrading. The scope for
private sector engagement in Gandevi is considerable because of its commercial importance and
other business potential. This forms transit between Gandevi and Junagadh. This has begun to
change of late. However, because of restriction on land transfer policy and providing right only to
Gujaratese, private sector organizations are reluctant to be business partners. But involvement of
private partners in development might lead to considerable improvement in the citys infrastructure
and services.

6.1.4 Participatory Planning

Slum and Ward Development Plans Communities have begun to come together to address key
problems in their settlements; water supply, solid waste disposal, etc. At the time of preparation of
DPRs, the agreed slum development plans and proposals shall be further discussed and detailed with
the communities. Communities shall prepare an operating plan for implementation that shall include
responsibilities of various stakeholders and actors, resource requirements and peoples
contributions, and a construction and a management plan.
Communities shall be fully involved in the process of implementation to ensure there is transparency.
Slum Upgrading Committees shall be organized in the slums who shall work with GHB and BMC on
the implementation of the plan. This shall include; being part of the process of selection of
contractors and for the procurement of materials, understanding the contractual obligations of
contractors, contributing to physical works, supervising the construction, troubleshooting etc.

6.1.5 Progress Reports

The monthly progress reporting system will be adopted by SLNA and Nagarpalika will have to present
the progress in two parts:

Physical progress reports showing details of work being done on each site, for each
activity/component

Financial progress reports that shows corresponding expenditure for each of the activity
A consolidated monthly physical and financial progress status report along with supported document
will require to be submitted to the Project Monitoring Unit (PMU) established at Nagarpalika and at
state level.

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6.1.6 Social Infrastructure and Quality Assurance

The social infrastructure and livelihood options to be provided to the slum dwellers should be
regularly monitored through the Nagarpalika. NGOs should be hired for regular discussion with slum
dwellers and to provide guidance and workshop/seminars for educating regarding livelihood options.
Regular visits to the proposed/existing Aanganwadi, Dispensary, Hospitals, PHC, primary schools
should be regularized either by Nagarpalika/NGO or locally hired agency for regular monitoring
related to social development of local slum dwellers.
Project management consultant will be responsible for day to day supervision on physical progress of
work with assure quality of construction work. This will be done through a system of internal audit
and through physical verification of various activities.

6.1.7 Recommendations for Implementation of the Plan

Capacity Building
Considerable capacity creation shall be required at all levels to achieve the vision for a slum free
Gandevi to ensure universal entitlements and comprehensive development of all slum households as
described above. A detailed /annual capacity building plan shall be prepared for implementing the
strategy for slum prevention. At the community level, people shall need to understand the value of
organization and of working together to achieve common goals. People will need information so that
they can prepare actionable slum development plans and build community consensus on solutions
and responsibilities. It would be essential to empower people to negotiate for their entitlements
with local governments and various service providers.
Facilitating Agencies
Facilitating agencies such as the lead and smaller NGO(s), the State Designated Agencies shall also
need sensitization and skill building. While the NGO field staff will need orientation to the tools and
instruments of working with the poor, SUDA/State Designated Agencies teams including the Project
Implementation Unit staffs shall have to be sensitized to the problems of poor communities and pro-
poor approaches to slum development. A clear and shared vision and roadmap shall be needed so
everyone is clear about the programmes goals, objectives and processes.
State Designated Agencies shall with the support of capacity building consultants undertake a
training needs assessment and prepare an annual plan for staff training. Staff shall be deputed to the
various national, state, nodal, technical training institutes for participation in specific training
programmes. The Capacity Building Officer shall be responsible for the following activities:

Regular staff meetings to share experiences from trainings/ ground and to brainstorm on
possible /innovative solutions;

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Special sessions of staff with experts to discuss technical problems and solutions;

In-house orientation training programmes for field staff;

Experience exchange meetings bringing together various department officials to discuss

crosscutting issues; and

Documentation of success stories and field pilots and sharing these with the staff.

NGO staff shall also need regular orientation. The Lead NGO shall ensure that its staff shall attend at
regular intervals training programmes, organized by the Government, other agencies and in-house.
They shall also ensure that their staffs participate in various workshops and seminars to improve
their understanding of issues and for replicating new and innovative solutions.
Government Stakeholders
Slum development issues cut across various sectors and departments not all of which are mandated
to work for the poor or whose staffs have an understanding of the critical issues in slum upgrading.
The annual capacity building programme developed by designated State Agency shall on a quarterly
basis, bring together all stakeholders for discussions and brainstorming.
Finance and Administrative Staff
Capacity building is critical for staff from the finance and administrative departments to ensure that
the existing systems and procedures are in sync with the flexible approaches being proposed under
the Plan. Interaction with these officials is also important to understand the viability of some of the
proposed solutions. State Designated Agency shall organise regular meetings with finance and admin
officers to brainstorm on implementation challenges.
Other Actors
Apart from the approach and strategy described above, new stakeholders under the capacity
building plan shall include the;

Private sector, both the small and big builders;

Poor households willing to create additional housing units;

Housing finance institutions;

Staff of other land owning agencies such as Forest, Defence etc.

These are important stakeholders in future slum prevention. The new actors shall be sensitized to the
conditions of the poor and their role in creating new housing for the poor. This shall create a sense of
ownership and partnership among the partners.

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6.1.8 Operation & Maintenance Arrangement

The operation and maintenance of the assets are very important for sustainability of the project,
especially the project related to urban poor. The CBOs (Community Based Organization/Slum
Dwellers Associations) under the guidance of lead NGO in collaboration with Nagarpalika will be able
to ensure proper upkeep and maintenance of the created assets. These projects proposed under
HFAPOAoA and later into the site based DPR should create residential welfare association
(RWA)/society in order to implement the O&M plan, which community had agreed upon, by
collecting the contributions amongst themselves. The Nagarpalika would provide support to the
residents society in maintaining the services and infrastructures created. The Nagarpalika would
provide support to maintaining the services and infrastructures created. This is being facilitated
under PMAY, as central assistance is being extended for bearing a part of the O&M cost. The O&M
cost has been limited to 4% of the project cost of which the Government of India share will be half
(2%). The State /ULB have to bear the remaining cost. This O&M fund will be utilized as a corpus fund
and administered by the Nagarpalika. Nagarpalika will open an escrow account and divert the O&M
share to account for the maintenance of the rental housing stock. The O&M strategy to be adopted
majorly at three stages: 1. Household level; 2. Neighborhood Level. 3. City level based on function
and responsibility of users and service provider. It has been seen from past projects implemented
under PMAY in various cities that major cost component to sustain the project for better O&M is of
electricity cost which is used for common electricity, running the infrastructure like water supply and
sewerage systems in the housing scheme. Many a times community do not show willingness to pay
for common services and infrastructure asset may deprived over the period of time resulting
increasing financial burden on Nagarpalika.

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 Pradhan Mantri Awas Yojana - Housing For All Plan of Action - Gandevi Nagar Palika

Table 32 : Investment Plan for Slums

Number of Beneficiaries and Central & State Assistance Required (Rs. in Crores)
Redevelopment
Beneficiary-led Credit Linked Affordable Housing in
through Private Total
Construction Subsidy Partnership
Participation
No.
No. No. Amo
Year No. No. of No. No.
of Ce of unt No. of No. of
of Stat of Ben Cen Stat of of Centra No. of
Bene ntr Bene in Cr Benefi State Beneficiar Central State
Slu e Slu efici tral e Slu Slum l Slums
ficiar al ficiar (Cent ciaries ies
ms ms arie ms s
ies ies ral)
s
2016-17 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

2017-18 0 0 0 0 1 23 0.3 0.3 0 0 0 0 0 0 0 1 23 0 0

2018-19
0 0 0 0 1 195 3 3 0 0 0 0 0Darashaw
0 & Co. Pvt.
0 Ltd. 1 195 3 Page 143
3
2019-20
0 0 0 0 1 78 1 1 0 0 0 0 0 0 0 1 78 1 1

2020-21 3 106 1 2 1 160 2 2 0 0 0 1 521 21 21 5 787 24 25

2021-22 0 0 0 0 1 277 4 4 0 0 0 0 0 0 0 1 277 4 4

Total 3 106 1.1 2.1 5 733 11.0 11.0 0 0 0 1 521 20.8 20.8 9 1360 32.9 34

Darashaw & Co. Pvt. Ltd. Page 143

 Pradhan Mantri Awas Yojana - Housing For All Plan of Action - Gandevi Nagar Palika

6.2 INVESTMENT PLAN FOR URBAN POOR AS PER HFAPOA

Table 33 : Demand Survey Details

Total Demand Survey CLSS AHP BLC

1378 0 511 867
Per Year 0 256 173
CLSS Considered in 2 Years AHP Considered in 2 Years BLC Considered in 5 Years
Table 34 : Investment Plan for urban poor as per HFAPoA

Number of Beneficiaries and Central & State Assistance Required (Rs. in Crores) (Non-Slum Urban Poor)
Year
Credit Linked Subsidy Affordable Housing in Partnership Beneficiary-led Construction Total

No. of Amount No. of Central State No. of Central State No. of Central State
Beneficiaries (Central) Beneficiaries Beneficiaries Darashaw & Co. Pvt. Ltd.
Beneficiaries Page 143

2017-18 0.0 0.0 102.0 1.5 1.5 173.0 2.6 2.6 275.0 4.1 4.1

2018-19 0.0 0.0 102.0 1.5 1.5 173.0 2.6 2.6 275.0 4.1 4.1

2019-20 0.0 0.0 102.0 1.5 1.5 173.0 2.6 2.6 275.0 4.1 4.1

2020-21 0.0 0.0 102.0 1.5 1.5 173.0 2.6 2.6 275.0 4.1 4.1

2021-22 0.0 0.0 102.0 1.5 1.5 173.0 2.6 2.6 275.0 4.1 4.1

Total 0.0 0.0 510.0 7.7 7.7 865.0 13.0 13.0 1375.0 20.6 20.6

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 Pradhan Mantri Awas Yojana - Housing For All Plan of Action - Gandevi Nagar Palika

6.3 COMPONENT WISE INVESTMENT AS PER HFAPOA

Table 35 : Component Wise Investment Plan

X
Number of Beneficiaries and Central & State Assistance Required (Rs. in Crores)

Interventions 2016-17 2017-18 2018-19 2019-20 2020-21 2021-22 Total

N Centr Sta Centr Stat Centr Stat Cen Stat Cent Stat Cen Stat Centr
No No No No No No State
o al te al e al e tral e ral e tral e al
In
situ
Rede
velop
ment
Slums 0 0 0 0 0.0 0.0 0 0.0 0.0 0 0.0 0.0 106 1.1 0.0 0 0.0 0.0 106 1.1 0.0
throu
gh
PPP
Bene 19 Darashaw & Co. Pvt. Ltd. Page 143
ficiar Slums 0 0 0 23 0.3 0.3 2.9 2.9 78 1.2 1.2 160 2.4 2.4 277 4.2 4.2 733 11.0 11.0
y-led 5
const Non- 0 0 0 173 2.6 2.6 17 2.6 2.6 173 2.6 2.6 173 2.6 2.6 173 2.6 2.6 865 13.0 13.0
ructi Slums
on 3
Credi Slums 0 0 0 0 0.0 0.0 0 0.0 0.0 0 0.0 0.0 0 0.0 0.0 0 0.0 0.0 0 0.0 0.0
t
linke
d Non-
Slums
0 0 0 0 0.0 0.0 0 0.0 0.0 0 0.0 0.0 0 0.0 0.0 0 0.0 0.0 0 0.0 0.0
subsi
dy
Affor 20.
dable Slums 0 0 0 0 0.0 0.0 0 0.0 0.0 0 0.0 0.0 521 7.8 0 0.0 0.0 521 7.8 20.8
Housi 8
ng in
Partn Non- 10
ershi Slums
0 0 0 102 1.5 1.5 1.5 1.5 102 1.5 1.5 102 1.5 1.5 102 1.5 1.5 510 7.7 7.7
p
2
47 106 15. 27. 273 52.
Total 0 0 0 298 4.5 4.5 7.1 7.1 353 5.3 5.3 552 8.3 8.3 40.5
0 2 4 4 5 5

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 Pradhan Mantri Awas Yojana - Housing For All Plan of Action - Gandevi Nagar Palika

6.4 ANNUAL IMPLEMENTATION PLAN

Table 36 : Annual implementation plan : Beneficiary-led Individual House Construction or Enhancement in Slums & Non Slum Areas

A. Beneficiary-led Individual House Construction or Enhancement in Slums & Non Slum Areas
No of Beneficiaries Resource Mobilization (Rs. in Crores)
Year New Enhancement of New Enhancement of Total Central State Beneficiary ULB Share (If
Housing Existing House Housing Existing Housing Cost Share Share Share Applicable)
2017-18 - - - - - - - - -
2018-19 0 0 0.00 0.00 0.00 0.00 0.00 0.00 -
2019-20 98 98 3.43 2.94 6.37 2.94 2.94 0.49 -
2020-21 184 184 6.44 5.52 11.96 5.52 5.52 0.92 -
2021-22 126 126 4.39 3.77 8.16 3.77 3.77 0.63 -
Total 167 167 5.83 5.00 10.82 5.00 5.00 0.83 -
225 225 7.88 6.75 14.63 6.75 6.75 1.13 -
799 799 27.97 23.97 51.94 23.97 23.97 4.00 -
Table 37 : Annual implementation plan : Slum Rehabilitation through Participation
Darashawof&Private Sector
Co. Pvt. Ltd. Page 143

B. Slum Rehabilitation through Participation of Private Sector

Resource Mobilization (Rs. in Crores)
Year No of Slums No of Beneficaries ULB Share (If
Total Cost Central Share State Share Beneficiary Share
Applicable)
2017-18 - - - - - - -
2018-19 0 0 0.00 0.00 0.00 - -
2019-20 0 0 0.00 0.00 0.00 - -
2020-21 0 0 0.00 0.00 0.00 - -
2021-22 0 0 0.00 0.00 0.00 - -
Total 3 106 6.36 1.06 0.00 - -
0 0 0.00 0.00 0.00 - -
3 106 6.36 1.06 0.00 - -

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 Pradhan Mantri Awas Yojana - Housing For All Plan of Action - Gandevi Nagar Palika

Table 38 : Annual implementation plan : Affordable Housing in Partnership with Public & Private Sectors

C. Affordable Housing in Partnership with Public & Private Sectors

Resource Mobilization (Rs. in Crores)
Year No Projects No of Beneficaries Total Project Cost ULB Share (If
Central Share State Share
(AHP) Applicable)
2017-18 - - - - - -
2018-19 0 0 0.00 0.00 0.00 -
2019-20 0 102 6.12 1.53 1.53 -
2020-21 0 102 6.12 1.53 1.53 -
2021-22 0 102 6.12 1.53 1.53 -
Total 1 623 37.38 9.35 22.37 -
0 102 6.12 1.53 1.53 -
1 1031 61.86 15.47 28.49 -

Table 39 : Annual implementation plan : Affordable Housing through Credit Linked Subsidy
Darashaw & Co. Pvt. Ltd. Page 143
D. Affordable Housing through Credit Linked Subsidy
No of Beneficiary Availed Loan Resource Mobilization (Rs. in Crores)
Estimated Interest Subsidy
Year Credit Link Subsidy Availed For Estimated Loan
EWS LIG Awaited
EWS LIG EWS LIG
New Housing 0 0 0 0 0 0
2017-18
Enhancement (Existing Housing) 0 0 0 0 0 0
New Housing 0 0 0 0 0 0
2018-19
Enhancement (Existing Housing) 0 0 0 0 0 0
New Housing 0 0 0 0 0 0
2019-20
Enhancement (Existing Housing) 0 0 0 0 0 0
New Housing 0 0 0 0 0 0
2020-21
Enhancement (Existing Housing) 0 0 0 0 0 0
2021-22 New Housing 0 0 0 0 0 0

Darashaw & Co. Pvt. Ltd. Page 143

 Pradhan Mantri Awas Yojana - Housing For All Plan of Action - Gandevi Nagar Palika

D. Affordable Housing through Credit Linked Subsidy

No of Beneficiary Availed Loan Resource Mobilization (Rs. in Crores)
Estimated Interest Subsidy
Year Credit Link Subsidy Availed For Estimated Loan
EWS LIG Awaited
EWS LIG EWS LIG
Enhancement (Existing Housing) 0 0 0 0 0 0
Total 0 0 0 0 0 0

Table 40 : Summary Sheet for Annual Implementation Plan (AIP) for the year 2017-18

Summary Sheet for Annual Implementation Plan (AIP) for the year 2017-18
Achievement of the Year Remaining Target as per
Admissible Components Target for Year 2016-17 Target for Year 2017-18
2016-17 HFAPoA
A. Beneficiary Led Construction
New Houses - - 0 799
Enhancement - - 0 799
Darashaw & Co. Pvt. Ltd. Page 143
Sub Total (A) - - 0 1598
B. In-Situ Slum Rehabilitation with Participation of Private Sector
No of Slums - - 0 3
No of Households (B) - - 0 106
C. Affordable Housing in Partnership
- - 0 1031
(EWS Category) (C)
D. Credit linked subsidy
New Houses - - 0 0
Enhancement - - 0 0
Sub Total (D) - - 0 0
E. TOTAL (A+B+C+D) 0 2735

Darashaw & Co. Pvt. Ltd. Page 143

 6.5 CONCLUSIONS

Based on the slum survey and demand survey, housing requirement of Gandevi city is calculated
for EWS and LIG people.Nine slums were identified for the project out of which two are in untenable
condition.Intervention stretegies for each slum have been selected from the four verticals of PMAY. A
draft report is prepared and submiited to the Nagarpalika with annual implementation plan of the
project.Stakeholder meeting has been conducted at Gandevi Nagarpalika on 31.01.2017. The
scrutination of data had been carried out during the stakeholder meeting.The major two suggestions
from stakeholders were,

Change intervention strategy of Mankla faliya slum from In-situ redevelopment with
private participation to beneficiary led construction.
Consider the entire slums with BLC intervention strategy in the first year of
implementation (2017-18).

Based on the suggestions, intervention strategies and year of intervention modified, the final
intervention strategies and year of interventions for each slum are as follows;

Sr. Proposed year of

Name of Slum Intervention Strategy
No Intervention
Beneficiary Led Housing with Tenure
1 Mankla faliya 2017-18
Regularization
Sugar factory Beneficiary Led Housing with Tenure
2 2017-18
Halpatiwas Regularization
Beneficiary Led Housing with Tenure
3 Indira aawas 2017-18
Regularization
4 Beneficiary Led Housing with Tenure
Khadi Khadi 2017-18
Regularization
5 Darashaw & Co. Pvt. Ltd.
Power house Beneficiary Led Housing with Tenure 2017-18
DARASHAW
Halpatiwas
& CO. PVT.Regularization
LTD DARASHAW & CO. PVT. LTD
6th Floor, Express Building, A-502, Radhey Residency
6Churchgate
Halpatiwas(W),
Harijanwas In-situ redevelopment 2020-21
Opposite Pratik Mall
Mumbai 400020 Gandhinagar
2020-21 382421
Clubbed with Pani ni tanki halpatiwas
7 Waghri Ni Chal
Tel: 91 22 4302 2300/333
for In-situ redevelopment Tel: 91 79 2360 0480
Pani ni tanki
8 In-situ redevelopment 2020-21
Halpatiwas

Railway fatak
9 Relocation with AHP Project 2020-21
halpatiwas

Demand Survey and Preparation of Housing for Plan of Action (HFAPoA)

Demand Survey and Preparation of Housing
under PMAY- HFA for Plan of Action (HFAPoA)
under PMAY- HFA
Darashaw & Co. Pvt. Ltd.