AFFORDABLE HOUSING DEVELOPMENT

CASE-STUDY REVIEW
A STUDY OF PUBLIC & PUBLIC PRIVATE PARTNERSHIP MODELS FOR AFFORDABLE HOUSING DEVELOPMENT: CASE STUDY OF GUJARAT & RAJASTHAN

SUBMITTED BY: ABHISHEK K. BHATT (UC 0506) UNDER THE GUIDENCE OF: PROF. JIGAR PANDYA (VISITING FACULTY-CPM, CEPT)

FACULTY OF TECHNOLOGY SCHOOL OF BUILDING SCIENCE & TECHNOLOGY CEPT UNIVERSITY KASTURBHAI LALBHAI CAMPUS, NAVRANGPURA, AHMEDABAD.

CASE-STUDY REVIEW

ABHISHEK BHATT (UC 0506)

AFFORDABLE HOUSING DEVELOPMENT

CASE STUDY -1: GUJARAT STATE (EWS HOUSING UNDER T.P. SCHEME MECHANISM) AHMEDABAD URBAN DEVELOPMENT AUTHORITY (AUDA)
Gujarat urban Ranking Ahmedabad Population (2011) Area of the City SEWS Households in city (2006) Projected Population Ahmedabad (2035) No. of Slums (2001) % Slum Population
y

3rd most Urbanized state 65 Lakhs 500 Sq.kms. 105,542 10 to 11 million 1123 25.77 %

Inadequate housing stock & inadequate infrastructure facilities resulted into development of slums in various areas of Ahmedabad. The projected population of Ahmedabad in 2035 is 10 to 11 million so to prevent growth of slum and rehabilitate existing slums is the aim of AUDA.

T.P. SCHEME MECHANISM: y

AUDA uses Town planning scheme tool to provide basic infrastructure services /serviced land in developing or peripheral areas of Ahmedabad. A T.P. scheme generally consists of 250 to 300 acres. From the total land area 40-50 % of the land is reserved for public purpose. From the reserved land, 15 per cent of land is reserved for roads, 5 percent for open spaces (play ground, garden, parks), 5 per cent for social infrastructure (schools, dispensaries, fire station, public utility ) etc. and there are also norms for up to 10 per cent reservations for SEWS housing.

EWS HOUSING FOR THE URBAN POOR:

As per the CDP 50,000 dwelling units were proposed in the area of AUDA. It was planned to complete by 2012.
YEAR 2006 2007 2008 2009 2010 2011 2012 Total in 7 years DWELLING UNITS 8000 2000 8000 8000 8000 8000 8000 50,000

At, present construction of 8000 units has been taken up by AUDA.

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

AFF R ABLE Tot ll , successfull ME ISM

E EL P E units e een

ouses e een onst ucted nd llotted to t e enefici ies. EVE

out

PME


SI

SE S

STEP

STEP

STEP

TI E I VITI TE E .I.T. or construction of units with construction of internal infrastructure facilities

STEP

ME

ISM
7

ME

E S

ork, amil ,E isting

STEP

ASE STUDY RE IE

STEP

SALE DEED AND ANK LOAN Auda arranges a long term loan for the beneficiaries and also takes a certain amount at the time of allotment of unit.

BIOMETRIC VERIFICATION SYSTEM The thumbprints of beneficiaries are taken as biometric verification so that afterwards there is no problem of illegal occupancy.

STEP

ABHISHEK BHATT (UC 0506)

UUU4

COMPUTERISED DRAW A A makes a omputerised raw for the Available nits Say Applicants are again listed as per their ategory.

STEP

I I

H G

SR

FE

STEP

RECORD OF APP ICATION A A E S ousing epartment keeps a record of applicants with category distribution of eneral, SEB ,S ,ST,P .

), Succesful

C @

APP ICATION Beneficiaries appl for the units with all the details like Income, Shelter and other legal information.

77

STEP

AWARDI TRACT After -bid tendering procedure construction contract is given to the applicant/developer.

ANDING

VER THE DWE

3 )

'

" % $& #

STEP

P I & ESI esigning & lanning of units done through consultation hcp

-dpm)

S ES IMATE orking out uantities & cost of the units for tender purpose

ING NITS TO AUDA

I S

E E I I

       
ESE V I A A eserves mechanism.

% of l nd in each T.P. Scheme through town lanning scheme

 

IES

AFFORDABLE HOUSING DEVELOPMENT ADVANTAGES OF THE EWS HOUSING SCHEMES: y

EWS housing in Ahmedabad helps in reducing slums and stops slum growth in the city. AUDA provides well-planned infrastructure facilities like water supply, Drainage, electricity, paved area, schools, Commercial areas, ring road connectivity to the beneficiaries. A person from economically weaker section can have his own house at a subsidized rate / within affordable limits. AUDA provides the land totally free of cost with no other legal problems and construction problems. People need not to migrate in a big city and live in slum. EWS families can enjoy the entire good regulated life and good environment free from filth & dirt, etc. AUDA also arranges facility of finance for construction of houses through banks. These are returnable loans in instalments of 15 years, but with a condition that a down payment is made by beneficiary at the time of booking the land.

y y

CASE-STUDY REVIEW

ABHISHEK BHATT (UC 0506)

AFF RDABLE HOUSI

DE ELOP E T

KRISHNADHAM EWS HOUSING PROJECT

T.P. Scheme o. = .P. o. = Plot Area = sq.mt. / . Total Area of the T.P. Scheme: Total o. of nits: eserved land in % E S = . Location of the P oject:

ectare ectare /

Acre

KRIS

Total o.

f Buildings: round +

Storey etails:

o. of units per building: Built-Up Area of ne Unit: . . sq.mt. sq.mt.

arpet Area of the Unit:

Total o. of Units in Krishnadham -1: Total o. of Units in Krishnadham -2: 2976

CASE STUDY RE IE

d `c a` b b

EWS HOUSING PROJECT, PRAHLADNAGAR

ABHISHEK BHATT (UC 0506)

AFFORDABLE HOUSI

DE ELOP E T

KRISHNADHAM HOUSING PROJECT

Prahladnagar T.P. Scheme

ap Source: AUDA)

CASE STUDY RE IE

ABHISHEK BHATT (UC 0506)

AFFORDABLE HOUSING DEVELOPMENT

% Land istribution For Prahladnagar T.P. Scheme

e
Play Ground, 5.4
Roads, 14.3

Neighbourhood Centre, 8.7

Original Owners, 54.7

Parks-Gardens, 6.32

SEWS Housing, 8.78 Sale Commercial , 3.2 Sale Residential, 7.3

Chart showing % reservation of Land in the T.P. scheme for Public Purpose including SEWS housing as a social Infrastructure.

CASE-STUDY REVIEW

ABHISHEK BHATT (UC 0506)

AFFORDABLE HOUSI

DE ELOP E T

TYPICAL FLOOR PLAN OF EWS DWELLING UNITS

Source:

P-DP )
ABHISHEK BHATT (UC 0506)

CASE STUDY RE IE

AFFORDABLE HOUSING DEVELOPMENT

The entire project is constructed in modules of 4 storied buildings with 8 dwelling units in each floor comprising of 32 dwelling units in each building. Each dwelling unit consists of 20 sq .m. consisting of Living Room, kitchen Bathroom & WC etc.

AMENITIES:

The following amenities are there in the project: Open Green space. Open paved spaces. School Commercial complex housing shops for Provisions, communication, education medical etc. Area Lighting Water Supply Sewerage Storm Water Disposal

CASE-STUDY REVIEW

ABHISHEK BHATT (UC 0506)

AFFORDABLE HOUSING DEVELOPMENT COST ESTIMATE:

For one block of 32 Units, The cost of Construction with internal Pl umbing System S.O.R. 2006-07) Total Cost of Drainage Line within the Plot for 32 Units

Rs. 35, 75,332. (As per

Rs. 35,450. Rs. 5,000. Rs. 1, 13,000.

Total Cost of Storm Water Line within the plot for 32 Units Total Cost of Water Supply line within the plot for 32 Units

Total Cost of Construction of Internal Roads within the Plot for 32 units Rs.75,950. Total Cost of Streetlight Within the P lot for 32 Units Additional 3 % Administrative & other Charges
Total Cost of 32 units = Rs. 39,25,208. Therefore, Cost/ Unit = Rs. 1,22,662. Cost per Sq.m. (without Infrastructure facilities only with internal plumbing) = Rs. 5353.00

Rs.75,950. Rs. 38, 10,882.

Therefore, Total Cost of 32 Units with all Infrastructure facilities Rs. 1,14,326.

Total Cost of Krishnadham Project: Rs.62.02 Crores.

CASE-STUDY REVIEW

ABHISHEK BHATT (UC 0506)

AFFORDABLE HOUSING DEVELOPMENT ALLOTTMENT OF SEWS HOUSING: y

At present AUDA has stopped distributing forms for EWS housing and no new applications are registered. The income limit for EWS category person shall be less than Rs.30,000 per annum.

The statistics of pending applications are listed below. CATEGORY General SEBC SC Physically Handicapped Total APPLICANTS 2667 2812 2341 191 8011

If for the construction of EWS housing, slums are removed than those people residing in the slum directly gets their house in housing scheme of AUDA, they do not have to go through the computerised lottery procedure.

CASE-STUDY REVIEW

ABHISHEK BHATT (UC 0506)

AFFORDABLE HOUSING DEVELOPMENT OTHER INITIATIVES BY AUDA: y y

AUDA adopted Aluminium Formwork system for construction of RCC units. The housing units are rigid reinforces box structures which has no joints and is quite resistant to seismic condition. Aluminium formwork is cost-effective and less time consuming. It also gives the building a very good finish and no need to plaster the walls. Maintenance of House is easy and cleanliness is also achieved. Due to aluminium formwork structures are completed at the rate of four days per floor.

y y

MAINTANENCE OF THE UNITS: y

Earlier AUDA used to maintain the colonies itself but now un der a new initiative, maintenance cost- which is a nominal sum is collected from residents. One co-ordinating officer is appointed for each housing colonies and who is in constant contact with the owners. The maintenance fee is added in the instalment and the co -ordinating officer is responsible for its collection.

SOCIAL BENEFITS: y

AUDA allots houses in joint names of husbands and wife, the first name being the wifes. This does not allow the husband to sell off the property without her consent. At the time of allotment AUDA takes a photograph of the family and biometric data of the owners. These are verified during checks conducted time to time by inspectors carrying portable biometric machines.

CASE-STUDY REVIEW

ABHISHEK BHATT (UC 0506)

AFFORDABLE HOUSING DEVELOPMENT CASE STUDY 2: RAJATHAN STATE EWS/LIG HOUSING THROUGH AFFORDABLE HOUSING POLICY-2009 JAIPUR DEVELOPMENT AUTHORITY y

Rajasthan has current urban population of 1.79 crores which is expected to grow about 2.27 crores up to 2021. The state has a current housing shortage of 10.7 lakh units and it can reach up to 17 lakh in 2021 if the issue is not treated. State launched Sahbhagita Avas Yojana to promote EWS/LIG housing through private participation. Rajasthan state targets 1, 25,000 houses for EWS, LIG, MIG category to be constructed within the period of years 2009 -2012.

AFFORDABLE HOUSING POLICY (PPP MODEL) y

A special nodal agency called Avas Vikas Limited was formed which completely looks towards planning, development , bidding and execution of EWS/LIG units through Affordable Housing Policy.

The policy comprises of 5 models. 1. Mandatory Provisions 2. Private Developers on land owned by the m 3. Private Developers on acquired land 4. Private Developers on Government Land 5. Slum Housing Model No.2, 3 & 4 is explained as below:
Model No.2 = Private Developers on land owned by them

Selected Developer to take up construction of EWS/LIG/MIG -A flats on minimum 52 % of land. Built-up EWS/LIG/MIG-A flats to be handed over to the nodal agency at pre determined rates, which is allotted to the beneficiaries through lottery system. Developer is free to construct MIG-B/HIG flats on remaining land. Several Incentives offered to developer. A minimum of 5 acre land is required.

CASE-STUDY REVIEW

ABHISHEK BHATT (UC 0506)

AFFORDABLE HOUSING DEVELOPMENT Model no.3 = Private Developers on acquired land

Selected developer can take up construction of EWS/LIG/MIG -A flats (G 3) on the land acquired by ULB/ JDA. Land would be made available to developer on payment of compensation (Land acquisition cost 10 % Administration Charges) Developer has to hand over the EWS/LIG/MIG -A flats to Nodal agency at pre determined cost.
Model No. 4 = Private Developers on Government Land

Earmarked Govt. land to be offered free of cost to the developer to be selected through open bidding process. Developer shall be free to use the remaining land as per his choice for residential purpose with 10 % for commercial use. Developer quoting maximum no. of EWS/LIG/MIG-A units free of cost to JDA/ULB will get the project. (G 3 Format)
INCENTIVES TO THE DEVELOPER:

FAR

Double of the permissible FAR

Additional FSI can be converted into T.D.R. which developer can use in his other scheme. Additional 0.5 FAR for timely completion of EWS/LIG units. External Development Charges Building Plan Approval Fees Zero Zero Zero

Agricultural Land Conversion Charges

Fast Track Approval of the Project Within 30 Days Buy back of the Flats by the nodal A gency of the State Govt. at Pre-Determined Price i.e. Rs. 750/ sq.ft. on super built up area for EWS/LIG and Rs. 1000/ sq.ft. for MIG-A.
y y y

EWS 325 sq.ft. (30.19 sq.mt.) - Cost Rs. 2,40,000. (Super Built-up) LIG 500 sq.ft. (46.45 sq.mt.) - Cost Rs. 3,75,000. MIG-A 700 sq.ft. (65.03 sq.mt.) Cost Rs. 7,00,000.

The sides/rear setbacks are also relaxed up to minimum 3 mt. On EWS/LIG housing plot.

CASE-STUDY REVIEW

ABHISHEK BHATT (UC 0506)

AFFORDABLE HOUSING DEVELOPMENT ELIGIBILITY OF THE DEVELOPER:

Minimum 3 years of experience as developer in Building Works (Good record) Total Net worth of last three years min. 10 % of project cost

Should have executed 2.0 Acre of Residential or Commercial Development JV or SPV is also eligible
CRITERIAS FOR SELECTION OF AFFORDABLE HOUSING SITE

Proper approach Availability of Local Public Transport Availability of Water & Electricity Primary School to be near Vicinity Primary Health Centre facility nearby

AGENCIES INVOLVED IN ANY AFFORDABLE HOUSING PROJECT:

AVAS VIKAS LIMITED

JDA/ ULB

PRIVATE DEVELOPER

CASE-STUDY REVIEW

ABHISHEK BHATT (UC 0506)

AFFORDABLE HOUSING DEVELOPMENT FLOW CHART FOR MECHANISM OF THE HOUSING DEVELOPMENT
E.O.I. By AVL for Invitation Of Proposals

Short Listing of Proposals by AVL

Enlisting of Successful Developers for the scheme by AVL

Proposal for Development of the scheme by successful developer to AVL

Issuance of approval by the State Govt.

Invitation for the booking for EWS/LIG flats by AVL

Scheme to be submitted to JDA by the Developer

Approval of Proposal by JDA within 30 days

Commencement of work at site

Handling over the units to AVL

CASE-STUDY REVIEW

ABHISHEK BHATT (UC 0506)

AFFORDABLE HOUSING DEVELOPMENT TRI-PARTY AGREEMENT:

There is an agreement done between selected developer, JDA and Avas Vikas limited which defines conditions, responsibilities of the developer, quality of work & quality of materials used and roles of JDA and AVAS VIKAS LIMITED in the project.
TIME ALLOWED FOR COMPLETION OF THE PROJECT:

EWS/LIG Flats 200 nos. - 01 Year EWS/LIG Flats 400 nos. - 02 Years EWS/LIG Flats 600 nos. & abo ve 03 Years
RESPONSE BY THE DEVELOPERS:

Throughout the state 75 Developers submitted detailed proposals for Model No. 2 65 Developers Submitted detailed proposals for Model No. 3 & 4
Details of Registration Received:
City Jaipur Chaksu Bhiwadi Kuchaman Ajmer Dausa Udaipur Grand Total Total Flats MIG 1444 448 542 96 112 128 48 2818 Applications received (April 2010) EWS LIG MIG TOTAL 4019 981 687 334 491 187 806 7293 1776 429 411 119 218 51 690 3499 988 95 193 24 91 18 341 1660 6783 1505 1291 477 800 256 1837 12452

EWS 5616 2272 1944 496 240 208 256 11032

LIG

TOTAL 10228 4213 3846 880 544 448 432 20591

3168 1493 1360 288 192 112 128 6741

CASE-STUDY REVIEW

ABHISHEK BHATT (UC 0506)

AFFORDABLE HOUSING DEVELOPMENT COST OF UNITS:

TO AVAS VIKAS LIMITED (NODAL AGENCY)

Category Super Built-Up Area 325 500 600 Construction cost paid to developer 750 750 Decided by the developer (Not exceeding 1000 rs./sq.ft) Amount (Lacs) 2.40 3.75 6.00 Part Subsidy amount given by GOI passed on to beneficiary 0.50 0.50 Sale value allowed to be charged 1.90 3.25 -

EWS LIG MIG-A

(Source: Affordable Housing Policy -2009)

TO BENEFICIARY
Category Sale Value fixed (Lacs) 1.90 3.25 Super Built up area Income Category Affordable EMI (40 % p/m) 40 % EMI ceiling as per GOI EMI to be charged after Interest subsidy by GOI 1000 2200

EWS LIG

325 500

0-3300 33017500

1320 1320-3000

1300 2500

(Source: Affordable Housing policy -2009)

CASE-STUDY REVIEW

ABHISHEK BHATT (UC 0506)

AFFORDABLE HOUSING DEVELOPMENT OTHER INITIATIVES: Stamp Duty Reduction: y y

EWS Unit: 10 Rs./Flat LIG Unit: 25 Rs./Flat

Mandatory Environmental Requirements in any Affordable Housing Scheme:

STP Rain Water Harvesting Wastewater Recycling & Reuse 5 % Parks Two wheeler Parking
Participation of NGOs: y y

Identification of beneficiary for affordable housing. Giving Information to the beneficiary about governments affordable housing initiatives. Helping him/her in procurement & filling application forms.

CASE-STUDY REVIEW

ABHISHEK BHATT (UC 0506)

AFFORDABLE HOUSING DEVELOPMENT SWARN-VIHAR RESIDENTIAL SCHEME BY JDA

Location: Near Muhana Terminal, Zone-8, Jaipur. Total Scheme Area : 52.64 Hectare / 130.08 acre
AREA DISTRIBUTION
AREA (SQ.MT.) 526438.85 75055.85 82811.25 40659.14 63654.72 54581.76 22228.35 3329.81 184118 % LAND 100 14.26 15.73 7.72 12.09 10.37 4.22 0.63 34.97

SCHEME AREA RESIDENTIAL PLOTS GROUP HOUSING EWS HOUSING COMMERCIAL PARK SMASHAN GHAT RESERVED ROAD

(Source: JDA)

% LAND RESERVATION FOR SWARN VIHAR

ROAD 35% RESIDENTIAL PLOTS 14%
GROUP HOUSING 16%

RESERVED 1%

PARK 10%

EWS HOUSING 8%

PLOTS FOR SALE (LOTTERY BASES):

Type of Plot A B C D Total Size of Plots 15 X 25 mt. 12 X 21 mt. 09 x 18 mt. 07 X 14 mt. No. of Plots 81 86 59 90 316

Sale prices are fixed (6200 rs. /sq.mt.) For the residential plot of each category and it is sold through lottery system.
CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

f gg f

S ASHAN GHAT 4%

E R I AL 12%

AFFORDABLE HOUSI

DE ELOP E T

FLOW CHART SHOWING MECHANISM OF GROUP HOUSING DEVELOPMENT FOR SWARN VIHAR
x

Development and planning of residential scheme on govt. and/ DA

All residential plots to be sold through lottery

roup housing Plots + Dedicated E S ousing and to be given to selected developer through bidding process

Developer will get the incentives

After onstruction Developer will hand over E S/ I / I -A units as per quoted and other to sell off at his own

CASE STUDY RE IE

vu

DA will give E S/ I

units at subsidi ed rate to beneficiarie s

ABHISHEK BHATT (UC 0506)

vu

vu

s p

As per

odel

o. Developer will construct group housing with minimum E S and % I housing + Internal Infra. Dev.

Tri-Party Agreement

AFFORDABLE HOUSI

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Source: DA)

CASE STUDY RE IE

ABHISHEK BHATT (UC 0506)

AFFORDABLE HOUSING DEVELOPMENT

(Source: JDA) Construction Specifications Aesthetically designed master plan with tree lined avenues Ground 3 building with beautifully landscaped courtyards Eco-friendly green development
Facilities as per town planning norms: Hospital /school (need based) Bus stop (need based) Parks/open spaces
CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

AFFORDABLE HOUSING DEVELOPMENT COMPARITIVE ANALYSIS OF TWO MODELS FOR AFFORDABLE HOUSING STATE Criteria Land Acquisition GUJARAT RAJASTHAN

% Land Reserved for EWS Housing Private Intervention in Project Model Mechanism Design of Units Construction Specifications Is there any special nodal agency? Eligibility of Developers Amount of Units allotted Allotment Method to Beneficiaries Amount of time spend for allotment Housing finance mechanism to Beneficiaries Cost to Developer Cost to ULB Cost to Beneficiaries Internal Infrastructure Facilities provided Any other Initiatives

CASE-STUDY REVIEW

ABHISHEK BHATT (UC 0506)

AFFORDABLE HOUSING DEVELOPMENT

REFERENCES (For Gujarat Model): Cost Effective Housing for Urban Poor, AUDA Construction of Urban Poor Housing in Peripheral Areas of AUDA Land Reservations for the Urban Poor: Case of Town Planning Schemes in Ahmedabad, School of Planning, CEPT (For Rajasthan Model) Affordable Housing Policy,2009 Jaipur Development Authority (JDA)

CASE-STUDY REVIEW

ABHISHEK BHATT (UC 0506)