HOUSING STRATEGIES FOR SLUMS IN MAHESANA | ADITYA BHATTACHARYA

MAHESANA DEVELOPMENT PLAN 2031 HOUSING STUDIO

ADITYA BHATTACHARYA PP0000216 MASTERS OF URBAN & REGIONAL PLANNING SPRING SEMESTER 2016-2017 CEPT UNIVERSITY

MAHESANA | OVERVIEW METHODOLOGY Population:

Growth Rate 35.1% (CAGR = 3.05)

Municipality : 1,90,7533 Study Area: 2,36,733

Natural Growth Rate 4.25%

Part A Development plan area 10 sq. km.

7 KMS

Part D

Part C Total urban sprawl – 23.52 sq. km.

Part C 5 KMS

Part B Municipality area 32 sq. km.

Population: 184991

Part A

Part D Study area – 110 sq. km.

Part B

Migration Rate :15.62%

Boundary Expansion: 15.27%

Mahesana Development Plan: Vision 2031

1

To Make framework for appropriate private land for public uses

2

To manage/control externalities and nuisances from market actions

3

To ensure social equity in the city, for allocation of goods and services

4

To accommodate and facilitate expected future growth of the city

“To improve the quality of life of the people, and to revive the economy of Mahesana ”

Municipality Area :

31.54 sq. km.

Study area : 117 sq. km.

Total villages study area 13 Total wards study area 11 Spatial outgrowth has expanded far beyond the DP as well as municipality boundaries.

URBAN DEVELOPMENT PLAN | MAHESANA 2031 | HOUSING

Socially Beneficial Regionally Contextual

Environmentally sustainable Financially Viable

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Institutionally Executable Politically Acceptable

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MAHESANA | DEVELOPMENT PLAN | PROJECTIONS & REQUIREMENTS NORMATIVE APPROACH

MAKING ROOM APPROACH The normative approach restricts the DP boundary to the following issues: •Administrative boundary jurisdiction: The new DP will pass through only half of 5 villages, leading to disputes on land.

•Unforeseen externalities that may arise.

MINIMUM LAND REQUIREMENT Gross Area (km²)

Residential

9.35

Commercial

0.91

Institutional

0.26

Industrial

0.25

Recreational

0.48

Total

11.25 km²

The DP should not be restricted to spot zoning but rather be flexible to make room for future externalities.

New approach: Making room approach.

Applying Normative approach, portion of 5 villages will be included in the DP. Area added : 11.64 km²

The entire limits of the five villages (Dediyasan, Panchot, Ramosana, Palvasana, Hedua Hanumat) will be added

URBAN DEVELOPMENT PLAN | MAHESANA 2031 | HOUSING

Total DP Area :

65.1 sq. km.

Village Area Name (Sq.Km) Dediyasan 7.4 Panchot 15.2 Ramosana 3.5 Palvasana 3.4 Hedua Hanumat 4.1 TOTAL 33.6

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MAHESANA | SLUMS | OVERVIEW What happens when people live in informal settlements?

Existing results of externalities in Mahesana

Slum statistics:

Living in Informal settlements creates certain externalities

Basic Infrastructure Services Not provided

Stress on Environmental Resources

Exposed to Hazards on Lowlying neglected Lands

Affect on Public Health and Basic Minimum Standard of Living Settlement Becomes a Slum

Slums today in Mahesana

28,105

No of Slums in Mahesana | Census 2011 =13 | Primary Survey 2017 = 19 (10 listed, 9 unlisted)

Total slum population

5,735

Total number of slum households

13% of Mahesana’s total population lives in slums, occupies only 1% area of Mahesana (M+OG).

17% of slums have Kutcha houses

58% of slums have Semi-pucca houses

25% of slums have Pucca houses

38% of slums have Kutcha internal roads

66% no drainage connection

51% waterlogging issues

List of slums in Mahesana 1. Desai Nagar 2. Lashkari Kua 3. Shankarpura 4. TB Road 5. Dediyasan GIDC 6. Panch Limdi 7. Amarpura 8. Dhobi Ghat 9. Haidri Chowk 10. Magpura 11. Mohanpura 12. Para Padusan 13. Sitrapark 14. Sukhpura 15. Aerodrum Chapra 16. Ambawadi Chapra 17. Indiranagar 18. Lavaar Chakla 19. Kasba.

59% no water connection

In Mahesana, Major issues in Slums is related to INFRASTRUCTURE DEFICIENCY

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MAHESANA | SLUMS | RELOCATION OF UNTENABLE SLUMS All slums on non- objectionable,

TENABLE SLUMS IN MAHESANA non-hazardous sites.

UNTENABLE SLUMS IN MAHESANA Why relocate slums??

Major issues in tenable slums: Basic infrastructure, Condition of housing.

Highly vulnerable, as lack of tenure

Located on improper spatial locations like flood prone lake areas.

Upgrading/ redeveloping not viable.

Relocation will ensure their safety and improve living condition.

Pictorial representation

Therefore, Relocation is the only available option for the worst affected slums.

Slums considered for relocation

TENABILITY MATRIX

1ST PRIORITY: DESAI NAGAR | LASHKARI KUA | AERODRUM CHAPRA | AMBAWADI CHAPRA | MOHANPARA | KASBA | MAGPARA 2ND PRIORITY: DEDIYASAN GIDC | HAIDRI CHOWK | LAVAAR CHAKLA | AMRAPURA

Strategies tenable slums

3RD PRIORITY: SHANKARPURA | SITRAPARK | INDIRANAGAR Upgradation 1

Upgradation 2

Upgradation 3

Extending basic Infrastructure

Extending missing Infrastructure

Enabling housing upgradation

Steps for relocation

URBAN DEVELOPMENT PLAN | MAHESANA 2031 | HOUSING

Relocating the existing slums to locations within municipality boundary within 2-3 km from their existing locations

Providing proper living conditions (housing conditions, infrastructure) in the relocated site; eventually upgrading the slums to LIG

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MAHESANA | SLUMS | RELOCATION | TOWN PLANNING SCHEMES

3 4

TP Scheme 3

5

TP Scheme 4

TPS

Total Area (Ha)

Reserved Area for EWS

According To GTPUDA (10%)

3

107.709

4.52 Ha

10.77

4

101.205

2.91 Ha

10.12

5

110.142

2.53 Ha

11.01

Out of the TP schemes in Mahesana prepared in 1986,

Implemented

1&2

Not Implemented

3, 4 & 5

URBAN DEVELOPMENT PLAN | MAHESANA 2031 | HOUSING

Therefore, the 10% is not effectively utilised for EWS housing in the TP Schemes ADITYA BHATTACHARYA | PP0000216

TP Scheme 5

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MAHESANA | SLUMS | EXISTING LOCATIONS & PROPOSED RELOCATION SITES

3

Existing slum locations for relocation

1

Panch Limdi

2

TB Road

3

Dhobi Ghat

4

Para Padusan

4 1

3

4 1

Reserved sites for EWS housing from TP schemes 3, 4 and 5 (not implemented yet)

2

TP Schemes 1,2 (implemented) TP Schemes 3,4,5 (not implemented)

2

500 metres radius of the existing slums – to show distance to the EWS reserved sites

URBAN DEVELOPMENT PLAN | MAHESANA 2031 | HOUSING

Existing slums in Mehsana Slums to be relocated Dhobi ghat |Para Padusan |TB Road| Panch Limdi Reserved sites for EWS housing from TP schemes

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MAHESANA | SLUMS | DHOBI GHAT (RELOCATION) & PARA PADUSAN (REDEVELOPMENT) Dhobi Ghat:

Dhobi Ghat Para Talao

Para Padusan

Located in close proximity to Para Talao lake which is prone to flooding (2015 floods).

Population to be 832 relocated 160

Area of reserved site from TPS

9700 sqm. = 0.97 Ha.

To be redeveloped Population to be relocated

2136

Approx. no of households for redevelopment

411

URBAN DEVELOPMENT PLAN | MAHESANA 2031 | HOUSING

Permissible ground construction (not considering the 20% for roads and open spaces) = 80% of Plot area = 7760 sqm.

Considering 40 sqm. Of dwelling units, No. of units possible on ground floor = 7760/40 = 194 units Therefore, No. of floors tentative = 4 or G+3 No. of units for freesale = Total no. of units possible - No. of households to be relocated & redeveloped = (728 – 571) units = 157 units

Para Padusan:

Dhobi Ghat & Para Padusan is a special case of relocation & redevelopment together in 1 site

Assuming FSI = 3 Total permissible BUA = Plot area * FSI = (9700 * 3) =29100 sqm.

Considering 40 sqm. of dwelling units, No. of units possible = 29100/40 = 728 units

Approx. no of households to be relocated

Proposed relocation site: • Located in proposed TPS 5 • Potential site for rental housing.

Dhobi ghat lies adjacent to the dried up Para Talao lake

Plot area = 9700 sqm. = 0.97 Ha. No. of households to be relocated & redeveloped = 571

Number of rental units (16% of relocated units) =16% of 571units = 92 units But first priority to provide housing is the 571 households who were past dwellers in Dhobi-ghat and Para Padusan.

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MAHESANA | SLUMS | DHOBI GHAT (RELOCATION) & PARA PADUSAN (REDEVELOPMENT)

Sample design of the proposed units at the relocated site Relocated & redeveloped units Freesale units

Common plots

PHASING

Relocation & Redevelopment to be done in the following phases -

Phase

Function

1

Demolishing old dwelling units at Para Padusan (73 % of land, 300 households)

2

Providing rental vouchers to displaced HH of Para Padusan

3

Redeveloping of Para Padusan (infrastructure, housing)

4

Relocation of dwellers from Dhobi-ghat & providing units to existing dwellers of Para Padusan.

5

Demolition of remaining land

6

Construction of free-sale component (free sale units)

COST CALCULATION

SAMPLE DESIGN OF HOUSING UNITS

Area calculations: Area of the redevelopment land = 571 units * 40 sqm./unit = 22840 sqm. = 2.28 Ha

Area of reserved EWS site from TPS = 9700 sqm. = 0.97 Ha FSI = 3 Site area = 0.97*3 = 2.91 Ha

Developers’ cost Construction cost for relocated units (Rehabilitation) = 18.24 crores Construction cost for free sale units = 5.04 crores Total construction cost = 23.28 crores O & M cost = 8 % of 23.28 crores = 1.86 crores Rental vouchers (for transit accomodation) = 0.42 crores Arial views of the sample design

Therefore, Area of free sale component = (2.91-2.28) Ha = 0.63 Ha

Developers’ revenue – Sale price of freesale units = 0.63 x 10000 x 17000 = 10.71 crores

Negative premium = 14.85 crores

Total developers’ cost = INR 25.56 crores

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MAHESANA | SLUMS | PANCH LIMDI & T.B ROAD | RELOCATION T.B Road Current Issues: - Lack of proper tenure, - improper infrastructure.

1 2

1

Panch Limdi

2

TB Road

The existing slums Panch Limdi and TB Road have to be relocated to the EWS Reserved site in TPS 3 Area of reserved site from TPS 3 = 13122 sq. m. = 1.312 Ha.

Population to be relocated

1840

Approx. no of households to be relocated

354

Panch LimdiCurrent Issues: Only there is a threat of future evictions from the existing site.

Population to be relocated

1884

Approx. no of households to be relocated

362

Plot area = 13122 sqm. = 1.31 Ha. No. of households to be relocated & redeveloped = 362+354 = 716 Assuming FSI = 3 Total permissible BUA = Plot area * FSI = (13122 * 3) =39366 sqm.

Considering 40 sqm. of dwelling units, No. of units possible = 39366/40 = 985 units Permissible ground construction (not considering the 20% for roads and open spaces) = 80% of Plot area = 10948 sqm.

Considering 40 sqm. Of dwelling units, No. of units possible on ground floor = 10948/40 = 263 units Therefore, No. of floors tentative = 4 or G+3 No. of units for freesale = Total no. of units possible - No. of households to be relocated & redeveloped = (985 – 716) units = 269 units Number of rental units (16% of relocated units) = 115 units

URBAN DEVELOPMENT PLAN | MAHESANA 2031 | HOUSING

But first priority to provide housing is the 716 households who were past dwellers in TB Road and Panch Limdi.

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MAHESANA | SLUMS | PANCH LIMDI & T.B ROAD | RELOCATION COSTING CALCULATIONS

Phase-wise costing

Area calculations: Area of the redevelopment land = 716 units * 40 sqm./unit = 28640 sqm. = 2.86 Ha

Area of reserved EWS site from TPS = 1.3122 Ha FSI = 3 Site area = 1.3122*3 = 3.94 Ha

Therefore, Area of free sale component = (3.94-2.86) Ha = 1.08 Ha Therefore, construction on 1.08 Ha of the free sale land.

Developers’ cost Construction cost for relocated units (Rehabilitation) = 22.88 crores Construction cost for free sale units = 8.64 crores Total construction cost = 31.52 crores

As a proposal, this site can be utilized as a free-sale component for developers’ revenue to recover the 15 crores negative premium.

Developers revenue = Land value + Sale value of free sale units Since, in the vicinity, all the units are predominantly row houses and bungalows, proposed dwelling units to be constructed is row housing/bungalows.

O & M cost = 8 % of 22.88 crores = 1.83 crores Total developers’ cost = INR 33.35 crores Developers’ revenue – Sale price of free sale units = = 1.08 x 10000 x 17000 = 18.36 crores Negative premium = 15 crores

Area of reserved site from TPS 3 = 2650 sqm. = 0.265 Ha.

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