A Study – Dynamics of Housing Redevelopment- Specific to Gujarat Housing Board Stock in Ahmedabad by Harshil Nair

B.Arch. L.J. School of Architecture, Gujarat Technological University

Acknowledgement First and foremost, praises and thank to the God, the Almighty, for His showers of blessings throughout my research work to complete the research successfully. I would like to express my deep and sincere gratitude to my research guide, Prof. Ajit Pandey, for giving me the opportunity to do research and providing invaluable guidance throughout this research. His dynamism, vision, sincerity and motivation has deeply inspired me. He has taught me the methodology to carry out the research and to present the research work as clearly as possible. It was a great privilege and honour to work and study under his guidance. I am extremely grateful for what he has offered me. I am extending my heartfelt thanks to Dir. Prof. Himanshu Thakkar, Prof. Yogesh Gandevikar, thesis coordinator Thomas Mathai and all the faculty members who have guided and encouraged me. I would also like to thank all my colleagues, administrative staff who have extended to me all their valuable help and cooperation during my association with L.J.School of Architecture. I am thankful to Cept University to show me different thesis regarding to my topic. It was a memorable and meaningful time that will linger for lifetime. Especially thanks to my best friend Samyak Sheth, Shivani Mundhva, Sagar Chotalia to help me for explorations. I am extremely grateful to my mother Gopi Pradeep Nair, my dad Pradeep Prabhakaran Nair, my sister Vishwa Pradeep Nair, my grandmother Kusumben Prabhakaran Nair and all my relatives for their love, prayers, caring and sacrifices for educating and preparing me for my future. With sincere acknowledgment, Harshil Nair

B.Arch. L.J. School of Architecture, Gujarat Technological University

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B.Arch. L.J. School of Architecture, Gujarat Technological University

Table of Contents

Approval CertiďŹ cate

Acknowledgement

iii

Table of Contents

List of Figures

vii

List of Abbreviates

Chapter 1: Introduction

1.1

Background

1.2

Why need redevelopment?

1.3

Aim

1.4

Objective

1.5

Scope and Limitation

1.6

Methodology

Chapter 2: Review of Existing Literature

2.1

Importance of Housing

2.2

Evolution and Changes in Housing with time

2.3

Mass Housing

2.4

Co-operative Housing

2.5

Gujarat Housing Board

2.6

Public Private Partnership

Chapter 3: Redevelopment of Public Housing in Ahmedabad

3.1

Setting the Context

3.2

Understanding public housing redevelopment scheme

3.3

Project Model

3.4

Process of Redevelopment of Public Housing Scheme

3.5

Study Area

B.Arch. L.J. School of Architecture, Gujarat Technological University

Chapter 4: Case Studies

4.1 Stages of Redevelopment Scheme

4.2 Selection criterion for Case Studies

4.3 Ekta Apartments.

4.3.1 Project details

4.3.2 Earlier

4.3.3 Process of redevelopment in the scheme

4.3.4 New proposal

4.3.5 Conclusion

4.4 Surya apartments

4.4.1 Project details

4.4.2 Why need redevelopment?

4.4.3 Process of redevelopment in the scheme

4.4.4 Conclusion

Chapter 5: Conclusion

Chapter 6: References

Appendix 1: Redevelopment of Public Housing Scheme

Appendix 2: Table of GHB societies name, location, typology,

building age, construction year Appendix 3: Acts

Appendix 4: List of GHB societies

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List of Figures •

Fig 2.1 Shelter, clothing and food

•

Fig 2.2 Pyramid of basic human needs

•

Fig 2.3 The largest living oak tree is located in Mandeville,

Louisiana •

Fig 2.4 Stone age tools

•

Fig 2.5 Sindh Mohenjo Daro Harappa Culture

•

Fig 2.6 Panoramic view of the stupa mound and great bath in

Mohenjodaro

•

Fig 2.7 Taos Pueblo in New Mexico

•

Fig 2.8 Habitat 67, Moshe Safdie (1967)

•

Fig 2.9 Sheikh Sarai housing, Raj Rewal

•

Fig 2.10 Logo of Gujarat Housing Board

•

Fig 2.11 Logo of AUDA

•

Fig 2.12 Logo of AMC

•

Fig 2.13 Surya apartments, Ahmedabad

•

Fig 2.14 Public Private Partnership

•

Fig 3.1 DP-2021 Ahmedabad

•

Fig 3.2 Location of GHB and AUDA societies

•

Fig 4.1 Steps of Redevelopment of public housing scheme

•

Fig 4.2 Ekta Apartments, Street view

•

Fig 4.3 Surya Apartments, Street view

•

Fig 4.4 Ekta Apartments, Location key plan

•

Fig 4.5 Ekta Apartments, New proposal 3d view

•

Fig 4.6 Ekta Apartments, Street view

•

Fig 4.7 Ekta Apartments, New proposal- 3d view

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Fig 4.8 Ekta Apartments, New proposal- Site plan

•

Fig 4.9 Ekta Apartments, New proposal- Floor plans

•

Fig 4.10 Surya Apartments, Google map

•

Fig 4.11 Surya Apartments, Street view

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Fig 4.12 Surya Apartments, Street view

•

Fig 4.13 Surya Apartments, Street vendors

•

Fig 4.14 Surya Apartments, Amts Bus stand

•

Fig 4.15 Medical Complex

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Fig 4.16 BRTS bus stand

•

Fig 4.17 Surya Apartments, Common plot

•

Fig 4.18 Surya Apartments, Common plot

•

Fig 4.19 Surya Apartments, Unit Plan

B.Arch. L.J. School of Architecture, Gujarat Technological University

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B.Arch. L.J. School of Architecture, Gujarat Technological University

List of Abbreviates UDD

Urban development & urban housing Department

ULB

Urban Local Body

GHB

Gujarat Housing Board

AMC

Ahmedabad Municipal Corporation

AUDA Ahmedabad Urban Development Authority SMC

Surat Municipal Corporation

SUDA Surat Urban Development Authority PHC

Public Housing Component

AHC

Aﬀordable Housing Component

AHM

Aﬀordable Housing Mission

PMAY Pradhan Mantri Awas Yojana DU

Dwelling Unit

GDR

General Development Regulations

TOD

Transit Oriented Development

TDR

Transfer of Development Rights

RERA

Real Estate Regulation Act

GST

Goods and Services Tex

PPP

Public Private Partnership

FSI

Floor Space Index

O & M Operation and Maintenance

B.Arch. L.J. School of Architecture, Gujarat Technological University

Chapter 1 : Introduction 1.1 Background The concept of Public housing is not new for the India. Public housing refers to the housing Societies constructed by the government authority on the Government land. In these projects, the Land ownership remains with the government authority and the house ownership remains to the occupants. Gujarat Housing Board (GHB), Urban Development Authorities (UDA) and the Municipal Corporation (MC) has built public housing societies in Ahmedabad. Public Housing includes LIG, EWS, MIG, HIG and commercial units. Public Housing Societies were based on PPP model. The government agencies were provided land and private developers constructed the housing units. Government introduced “Redevelopment of Public Housing Scheme” in year 2016 as the condition of many existing public housing stock is in dilapidated condition. Redeveloping the public housing schemes will upgrade the existing housing condition, redeveloping the public housing stock will also add extra units to the existing housing stock.

1.2 Why need Redevelopment? Gujarat government announced a ‘Redevelopment Policy’ to initiate building of affordable houses in places of old colonies. The plan is to build 1 lakh affordable houses in cities like Ahmedabad, Rajkot, Vadodara and Surat. The Redevelopment policy aims to build new homes in places of old and dilapidated houses built more than 20 years ago in major cities, by Gujarat Housing Board. Houses has shown signs of aging and are in a dilapidated conditions. The houses do not have proper parking space or green areas, also the carpet area provided were extremely less compared to the present modern housing. Earlier the low FSI forced GHB to build houses with small carpet areas, with majority of these colonies having two to four floors only. Colonies were built decades ago when the land prices were not high. Presently, Land prices are as high as Rs 1 lakh per square yard in posh areas, where many old colonies are situated. FSI limitations are also been eased, Providing 4 FSI for the colonies located at the Transit oriented zones. Thus a multi-storey building can be build, which will give extra number of apartments and at the same time present occupants will get bigger homes with better amenities. An important point in this regard is also the adequate structural design for Earthquake. B.Arch. L.J. School of Architecture, Gujarat Technological University

1.3 Aim To study the current redevelopment housing policy and to understand the residents aspirations in order to come up with progressive suggestions.

1.4 Objective •

To study the housing the way it was earlier conceived by authorities like GHB.

•

To see the trends about the Housing Redevelopment of GHB.

•

To conclude and propose desirable practice which would serve to enhance housing redevelopment policy.

1.5 Scope and Limitation •

Housing is a vast subject, there are numerous categorization and types, but however this study is limited to investigating the Gujarat housing board sites of Ahmedabad.

•

It is understood that technological advancements, new materials, structural system, digital integration etc. would be integrated in future developments. However Scope doesn’t go into having structural explanatory distinct demands.

1.6 Methedology •

The framework to understand the redevelopment trends of GHB.The ﬁrst chapter is Introduction, The second chapter is review of existing literature, This chapter includes a brief history of housing and GHB, The third chapter is Redevelopment of public housing in ahmedabad, This chapter is about studying the GHB and Redevelopment policy.The Fourth chapters is about analysing live case study and redevelopment process.The ﬁfth chapter is the conclusion.

B.Arch. L.J. School of Architecture, Gujarat Technological University

Chapter 2 : Review of existing Literature 2.1 Importance of Housing Housing is one of the three prime necessities of life. It is universally recognized that of the three basic need of man: Food, Shelter and clothing. Fig 2.1: Shelter, clothing and food

Shelter is the most intricate and delicate problem. With the advancement of knowledge and civilization humankind has become particular about environment, personal, functional and social aspects of the house. Man became conscious of better facilities, to make the life easy and comfortable. Man began to bring all types of

Fig 2.2: Pyramid of basic human needs

function within the walls of the house.

2.2 EVOLUTION AND CHANGES IN HOUSING WITH TIME The development of Human knowledge about new materials and technological advancements Fig 2.3: The largest living oak tree is located in Mandeville, Louisiana

took place, Humans made better shelters. Humans before the knowledge of how to build a shelter, Started living on trees, as trees protected humans from sunlight, rain and also from some dangerous animals (who could not climb the trees). Humans avoided caves in prehistoric times as they were scared of the dangerous animals who lived in

Fig 2.4: Stone age tools

the caves, with the discovery of ďŹ re Humans would frighten those dangerous animals and keep themselves warm. Humans then developed tools, which helped them built better shelters from materials like stone and wood. Humans then discovered the use of sun dried clay and started building shelters by piling

Fig 2.5: Sindh Mohenjo Daro Harappa Culture

the sun dried clay blocks.

B.Arch. L.J. School of Architecture, Gujarat Technological University

Humans eventually learned the art of farming and cultivation, which resulted in larger settlements of a more permanent nature (E.g. The Harrapan Civilization around 2500BC - Cities were planned and had straight wide streets, Resident blocks had lanes and footpath, Massive burnt brick

Fig 2.6:Panoramic view of the stupa mound and great bath in Mohenjodaro

walls were discovered by excavation, Corbelled arch openings and covered drain ways were discovered). As time passed, Life became more complex and elaborate. Permanent buildings started coming up. Climate and geological conditions and its adaptations brought dictated house forms with traditional building practices.

2.3 Mass housing

Fig 2.7:Taos Pueblo in New Mexico

Mass housing as a building type came into being as a product of the Industrial Revolution. Accommodations were centred on the work places, which resulted in increase of job opportunities, so people started migrating at places nearby their work place. As a result, Demand of Housing increased in urban areas. The design process of mass housing is based on a

Fig 2.8:Habitat 67, Moshe Safdie (1967)

standardized unit plan, once the unit is designed it is then repeated to create a larger building. Housing units are designed keeping a large number of occupants in mind, where in standard functions are provided, while remaining oblivious to the need of the individual occupant. People are categorized in terms of their economic strengths, in a manner that disregards their individual perceptions of a home.

Fig 2.9: Sheikh Sarai housing, Raj Rewal

B.Arch. L.J. School of Architecture, Gujarat Technological University

2.4 CO-OPERATIVE HOUSING An apartment building or a group of dwellings owned by a corporation, the stockholders of which are the residents of the dwellings. It is operated for their beneďŹ t by their elected board of directors. In a cooperative, the corporation or association owns title to the real estate. A resident Fig 2.10: Logo of Gujarat Housing Board

purchases stock in the corporation which entitles him to occupy a unit in the building or property owned by the cooperative. While the resident does not own his unit, he has an absolute right to

Fig 2.11: Logo of AUDA

occupy his unit for as long as he owns the stock. In Ahmedabad, The Gujarat Housing Board, The Ahmedabad urban development authority, The Ahmedabad Municipal Corporation and other agencies are engaged in co-operative housing construction.

2.5 Gujarat Housing Board (GHB) Fig 2.12: Logo of AMC

Gujarat Housing Board was established after the formation of separate states of Gujarat and Maharashtra in 1961. Gujarat Housing Board was developed for the purpose of improving living standard for a common man at an aďŹ&#x20AC;ordable price which will help in their economic condition. The houses were allotted on Hire purchase basis at a moderate price of monthly instalment for

Fig 2.13: Surya apartments, Ahmedabad

13 years and if reservation quota were given so it is another advantage of 20 years re-payment period. Gujarat Housing Board was established throughout the urban areas like Ahmedabad, Surat, Rajkot, Bhavnagar, Jamnagar and town like Bhuj, Vapi, Bharuch, Veraval, Porbandar, and Gandhidham etc. A total no of 1, 76,830 houses were constructed by GHB & the same were allotted house on the government land or

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sometimes plot provide by Gujarat Housing Board. In 2003, the housing sector was in its sluggish period but, Government of Gujarat provided a big push by several initiatives and policy decision to infuse life and spirit in the housing construction. Keeping pace to modern trends, GHB is developing multi storied houses with amenities like RCC roads, water supply, paver block, vitrified tiles flooring, granite kitchen, fancy elevators (duly certified with earthquake shocks resistance) and GHB also gives the assurance to the liability of 10 years defect to the beneficiaries.[1]

[1] About GHB “http://gujarathousingboard. org/aboutus”

2.6 Public Private Partnership Public-private partnership (PPP) is a funding model for a public infrastructure project such as a new telecommunications system, airport or Housing. The public partner is represented by the government at a local, state or at national level. The private partner can be a privately-owned business, public corporation or consortium of businesses with a speciﬁc area of expertise. PPP is a broad term that can be applied to anything from a simple, short term management contract (with or without investment requirements) to

Fig 2.14: Public Private Partnership

a long-term contract that includes funding, planning, building, operation, maintenance and divestiture. PPP arrangements are proving to be useful for large projects that require highlyskilled workers and a signiﬁcant cash outlay to get started.

B.Arch. L.J. School of Architecture, Gujarat Technological University

Chapter 3 : Redevelopment of Public Housing in Ahmedabad 3.1 Setting the context Urban development and urban housing department (UDD) of state government,Gujarat came up with the “Redevelopment of Public Housing Scheme” . The aim of the scheme is •

To redevelop existing public housing stock

•

To provide higher carpet area to the existing users

•

To provide more parking spaces

•

To increase neighbourhood level amenities

•

To create 1lakh new aﬀordable house in Gujarat without or at minimum cost to government

3.2 Understanding public housing redevelopment scheme Most of the existing public housing stock in Ahmedabad are in dilapidated condition. The FSI used in the existing old public housing schemes is less than optimum. The government has provided Transit Oriented Development (TOD) along the BRTS route and permissible FSI in TOD zone is 4. Almost 90% of Gujarat housing board societies comes under TOD zone. Criteria for redevelopment of public housing societies are: •

The ownership of land will be under GHB or other local authority bodies

•

Public housing societies which are under Gujarat Housing Board or any Urban Local Body will be considered for redevelopment

•

Public Housing societies which are 20 years old or which are in dilapidated conditions will be considered for redevelopment

B.Arch. L.J. School of Architecture, Gujarat Technological University

•

Heritage sites or houses will not be considered for redevelopment [1]

[1] Redevelopment of Public Housing scheme - 2016

3.3 Project Model There are 3 main components of scheme 1) Public Housing component (PHC) For existing dwelling/housing units the maximum aggregate carpet area may be 140% of existing approved carpet area of the dwelling unit or dwelling unit of 30sq.mt carpet area whichever is higher. The developer will redevelop the existing public dwelling units free of cost. For commercial space the maximum aggregate carpet area may be 125% of existing approved carpet area. 2) Affordable Housing component (AHC) In case of public housing scheme consisting of dwelling units with existing approved carpet area more than 30 sq., the size of dwelling units of additional affordable housing shall be 40 sq. carpet area. The number of units shall be minimum 30% of the total units to be redeveloped. 3) Free sale components The developer may develop balance FSI remaining after redeveloping the existing housing units and construction of affordable housing units as permitted under general development control regulations for his own sale. The developer may sub lease free sale component Land on 99 year basis as per applicable statutory provision though ownership right of the land will remain with the concerned public authority. [2]

[2] Redevelopment of Public Housing scheme - 2016

B.Arch. L.J. School of Architecture, Gujarat Technological University

Other important aspects of scheme •

The redevelopment will be done under PPP model.

•

The selection of the developer will be done through tender process.

•

Tripartite Contract will be done between the developer, GHB/ULB and the society association.

•

The developer will need approval before the project execution takes place by 75% of the total people living in that particular society or scheme.

Stakeholders of the redevelopment model •

Public housing societies

•

GHB/Local governing authority (Municipal Corporation, urban development authority)

[1] Redevelopment of Public Housing scheme - 2016

•

Developers [1]

3.4 Process of Redevelopment of public housing scheme The redevelopment process will be initiated by: - Society/association members to the concerned public agency -concerned public agency Existing housing society/ association may pass resolution in format duly prescribed with an approval to minimum 75% of its members. Concerned Public agency will float the tender for private developer. Technical bid and financial bid will happen as per the tender. The tender will be allotted to the developer who bid for more extra affordable housing units. Tripartite agreement will be done between society members, developer and agency.

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Land parcel are divided into three parts: •

Existing public units: Developers redevelops without any cost

•

Aﬀordable units: Developers construct extra aﬀordable houses

•

Free sale units: Developers Constructs extra houses which he can develop after he ﬁnish 33% of PHC and AHC units.

Developer may develop as per GDCR or sub lease out 99 years. Ownership right of the land will remain with concerned public authority. Developer has to take 75% consent from the society members to start the construction work. Developer provides transit accommodation or transit amount to the existing owners. [1]

[1] Redevelopment of Public Housing scheme - 2016

3.5 Study Area Ahmedabad is one of the largest metro cities in India. Ahmedabad has BRTS, AMTS and upcoming metro train projects. In Ahmedabad GHB, AMC and AUDA has built many public housing societies located at Shastrinagar, Bapunagar, Chandkheda, Vadaj,Ranip, Vastrapur, Thaltej, sola and vasana. Almost 85% of Public housing societies which were constructed by Gujarat housing board are older than 20years. Total 4.5 sq.km land are under public housing of GHB and .39 sq.km lands under public housing of AUDA. 43,375 housing units of GHB and 22,028

Fig 3.1: DP-2021 Ahmedabad

units of AUDA which has LIG, MIG, HIG, ﬂood housing and slum redevelopment units.

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Ahmedabad DP 2021 has provided TOD zone along the BRTS route. Permissible FSI in TOD zone is 4. Almost 90% of the GHB societies come under the TOD zone. So that if any society wants to do redevelopment then developer can use 4 FSI on that land. Because of TOD zone market value of those land parcels are very high. Developer can use the free sale land parcel for: •

construction of commercial spaces

•

construction of residential space

•

sell land to any other buyer and he may get proﬁt

•

After developing free sale land, if FSI remains than he can also use TDR to any other land or sale the TDR

Fig 3.2: Location of GHB and AUDA societies B.Arch. L.J. School of Architecture, Gujarat Technological University

B.Arch. L.J. School of Architecture, Gujarat Technological University

Chapter 4 : Case Studies 4.1 Stages of Redevelopment scheme Case studies were conducted to understand, why developers are not interested in the scheme, even after there is a huge potential in this scheme. To understand the stages of Redevelopment of public housing schemes:

Fig 4.1: Steps of Redevelopment of public housing scheme

1. Initiative for redevelopment: Public housing society members may initiate the redevelopment process with an approval of minimum 75% of its members. Also concerned public agency may initiate the redevelopment process based on structure safety/ stability report. 2. E- tender and bidding: The concerned public agency will invite e-tenders for selection of private developers. 3. Tripartite agreement: After selecting the most appropriate developer, tripartite agreement is done between developer, concerned authority and the society members. 4. Consent taking process: The developer will obtain consent from 75% of the Housing society members. 5. Approvals and clearances: The developer has to get clearances from the planning authority. 6. Transit accommodation: Developer has to provide transit accommodation of minimum 75% carpet area of existing carpet area or developer may provide transit cost. 7. Demolition and construction: Developer may start demolition of the existing units after giving transit accommodation. After completion of 1/3rd work of PHC and AHC, Developer gets hold of free sale land and he may start construction of free sale units. 8. Operation and maintenance: Developer has to pay operation and maintenance cost for 7years for PHC and AHC. 9. Allotment of units: PHC unit allocation will be done by the society association. While AHC will be allocated by the authority based on income based criteria. Developer may get BU of free sale component after he ďŹ nishes the work of PHC and AHC. B.Arch. L.J. School of Architecture, Gujarat Technological University

4.2 Selection Criteria for Case Studies This section of the thesis will involve the documentation, study and analysis of selected housing schemes and inferences touching the relevant aspects will be drawn in each case. Finally, the analysis of all the inferences (schemes that are studies). Subsequent conclusion shall be borne and the individual inferences of the case study. Selection criteria for housing society case studies: •

The Housing Society must be located in Ahmedabad

•

The Housing Society must fulﬁl eligibility criteria of Policy (Redevelopment of Public Housing Scheme 2016)

•

The Housing Society chosen for case studies must have Higher potential for Redevelopment

•

Societies Under Stage of negotiations with GHB/Developer is taken In the case studies

•

Societies already under construction is taken to better compare the past design and the proposed design.

Case studies: •

Ekta Apartments, Naranpura

•

Surya Apartments, Naranpura

Fig 4.2: Ekta Apartments, Street view

Fig 4.3: Surya Apartments, Street view

B.Arch. L.J. School of Architecture, Gujarat Technological University

4.3 Ekta Apartments

Fig 4.4: Ekta Apartments, Location key plan

4.3.1 Project Details •

Ekta apartments is the ﬁrst public housing society to go under redevelopment under the (Redevelopment of Public Housing scheme -2016).

•

Located at Naranpura, Ahmedabad. Opposite GHB oﬃce

Fig 4.5: Ekta Apartments, New proposal 3d view

•

Typology : HIG

•

Units: 60 apartments and 36 shops

•

Year of Construction: 1988

•

Building Age : 32 years

B.Arch. L.J. School of Architecture, Gujarat Technological University

4.3.2 Earlier •

On August 23, 2017, an overhead tank collapsed on one of the two blocks of Ekta Apartments located in Naranpura, Ahmedabad.

•

The accident damaged the building and two persons were killed.

•

This accident was fatal, therefore the initiative of redevelopment was done by concerned public agency (GHB), on the basis of structure stability report. [1]

[1] The Times of India report “https:// timesoﬁndia.indiatimes.com/city/ahmedabad/ court-junks-objection-to-redevelopment-ofsociety/articleshow/67616039.cms”

4.3.3 Process of Redevelopment in the scheme •

In Ekta Apartment, Shastrinagar redevelopment tender GHB used “Swiss Challenge Mode”

•

Swiss challenge mode

1. It is a type of the tender in which any developer may give proposal to the concern authority. 2. The concern authority may float the tender for the same project and developers may do bid for that same project within the requirement. 3. Then most appropriate proposal may compare with the proposal which is given by the developer initially . 4. If bidder’s proposal matched with the initial proposal then bidder has right to change proposal. Here again original developer has opportunity to raise his offer and get a tender. If no one matches the original proposals then original developer may get the tender, but if any bidder give highest offer and original developer may not reaches to that bar then highest bidder May eligible for the tender. 5. However original developer has the right to 16

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[1] Potential & Challenges of public housing redevelopment Scheme-2016 by Chakalasiya Krunal

refuse the tender in any condition then in that case highest bidder may get the tender. [1] •

Tripartite agreement: The concerned authority invited tenders and allocated to the most appropriate developer. Tripartite agreement took placed among all three stakeholders.

•

Consent taking process: In 2017, the scheme required 60% consent from the existing society members. After that negotiation happened between developers and society members.

•

Transit accomodations: The developers choose to pay transit amount, instead of transit space. The existing residents were paid 15,000 Rs per month and the existing shop owners were paid 18,000 Rs per month with 10% increment every year.

•

Amenities were demanded by the residents such as swimming pool, clubhouse, minitheatre, children’s play area, 2 car parking and 2 two wheel parking space per unit, Out of these demands, the developer provided clubhouse, children play area, 2 car parking and 2 two wheel parking per unit.

•

Shop owners demanded shops at ground floor, as in the existing situation the shops are at back road on ground floor, Developers refused it and instead provided 25% higher carpet area at front main road at first floor, and also provided extra parking spaces for shops and then the shop owners agreed to give consent.

•

In ekta apartments many housing units increased the carpet area illegally, So they had no property document with them. Without property document developer may not able to get demolition permission from AMC.

B.Arch. L.J. School of Architecture, Gujarat Technological University

•

Owners of the illeagly constructed house are not ready to pay penalty to the GHB for property documents. These house owners asked developer to pay that penalty to get consent. Solving this problem took almost 3 months extra for the developer. Developer provided transit amount to those house owners and then he demolished illegal construction and got a property document and further he proceed for the another construction work.

•

Developers faced major issues in taking consent, Illegal construction was major issue, many housing units had illegal post occupancy construction, adding 10 – 20 sq.mt. of carpet area. Some house owners who were living on the ground ﬂoor they included common passage or common parking area as there private property.

•

Apartments owners asked for 40% extra carpet area on illegal construction. But they have no any legal property document for that increased carpet area.

Fig 4.6: Ekta Apartments, Street view 18

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4.3.4 New proposal

Fig 4.7: Ekta Apartments, New proposal- 3d view

Fig 4.8: Ekta Apartments, New proposal- Site plan

Fig 4.9: Ekta Apartments, New proposal- Floor plans

•

The new building replaces old dilapidated structure

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The new building is 14 story high

•

Optimum utilization of FSI is done.

•

216 signature apartments 63 showrooms are proposed in the new development

•

Amenities like Gym, Landscape area, Game room, Kids play area, Car parking, 24*7 Security, CCTV Surveillance, Senior citizen seating are provided in the new development, which the old scheme lacked.

B.Arch. L.J. School of Architecture, Gujarat Technological University

•

Proposed Speciﬁcations includes:

1. Earthquake resistant structure 2. inside wall mala finish plaster and outside wall double coat sand face plaster 3. Vitrified tiles flooring for all room. & utility area China mosaic in terrace to resist heat & water proofing treatment in terrace. 4. Granite platform, glazed tiles cladding up to lintel level. Adequate light points for kitchen appliance, stainless steel sink of good quality. 5. Decorative wooden door for main entrance & wooden flush door with marble frames for other. aluminium sliding windows for apartment 6. Concealed electrical wiring with adequate electrical points in all area ISI modular electrical accessories of standard quality. ISI copper wire of standard distribution board with miniature circuit breakers to ensure safety 7. Digital glazed tiles flooring & up to lintel level Cera or equivalent fitting for bath, corrosion-leak-proof pipe & fittings(cpvc & upon),jaguar or equivalent fittings 8. All exterior walls with acrylic paint & interior wall with putty finish [1]

[1] Amenities “http://www. thefestivalgroup.in/ongoingprojects/ekta-festival/#amenities”

4.3.5 Conclusion Ekta apartments is the ﬁrst public housing society to go under redevelopment under the (Redevelopment of Public Housing scheme -2016). The new project where developer has been permitted to build 13 storey building. The new structure is earthquake resistant also amenities like Amenities like Gym, Landscape area, Game room, Kids play area, Car parking, 24*7 Security, CCTV Surveillance, Senior citizen seating are provided in the new development, which the old scheme lacked.

B.Arch. L.J. School of Architecture, Gujarat Technological University

4.4 Surya Apartments

Fig 4.10: Surya Apartments, Google map

Fig 4.11: Surya Apartments, Street view

4.4.1 Project Details •

Site area- 18749sq meter

•

152-183 blocks

•

G+2 existing structure

•

32 Blocks -384 Existing apartments

•

32 blocks divided into three section with individual common plot

•

Typology MIG, Building age 39 years

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SR NO – TP 29/3/A/358, NARANPURA

Fig 4.12: Surya Apartments, Street view B.Arch. L.J. School of Architecture, Gujarat Technological University

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Surya Apartments Located near AEC Cross roads, the society comes under TOZ zone and the society has taken the initiative for Redevelopment process.

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Social Structure

1. Communities living in surya apartments are Gujratis and Marvadis, majority of them are Gujratis. 2. The early tenants were all Gujratis, later Marvadis came here before 10-15 years, as the Derasars were built near the site.

Fig 4.13: Surya Apartments, Street vendors

3. There are fewer migrants in the surya apartments, who have come from diﬀerent parts of the India. •

Transportation Facilities and Infrastructure near site

1. AMTS and BRTS are located in just 150meters of the site. 2. Government Buildings such as BSNL Naranpura Telephone Exchange, Sola H B

Fig 4.14: Surya Apartments, Amts Bus stand

C Post Office, Torrent Power office,GHB office •

Hospitals

1. There is a Medical Complex across the street, Kaizen hospital is second nearest hospital. •

Institutions

1. Little Flower School for junior kids is located in the site, Kasturba Gandhi

Fig 4.15: Medical Complex

Vidyamandir also located near site 2. Gujarat University is approx. 1.5km away from the site •

Surya apartments is located in TOD zone along the BRTS route, hence permisible FSI in TOD zone is 4.

Fig 4.16: BRTS bus stand

B.Arch. L.J. School of Architecture, Gujarat Technological University

4.4.2 Why need of redevelopment? •

Current conditions

1. Surya apartments were built at year 1981, 39 years ago. There are 384 existing apartments. The structure of the building has not been regularly maintained and also due to post occupancy construction the structure is now in dilapidated condition. Fig 4.17: Surya Apartments, Common plot

2. Currently surya apartments has no proper parking space, so tenants use their common plots to park vehicles. 3. The carpet area provided were extremely less compared to the present modern housing. Earlier the low FSI forced GHB to build houses with small carpet areas with majority of these apartments’ blocks having G+2 ﬂoors, which currently can

Fig 4.18: Surya Apartments, Common plot

be built up 13 storey building according to GDCR using 4 FSI. •

Tenants Demands and worries

1. Some tenants demand for higher carpet area 2. In surya apartments the existing carpet area is 35 sq. mt. 3. People demands for a 3bhk ﬂat with 1 car parking space and 2 two wheel parking space. 4. The people living on Ground Floor has started commercial activities long ago, which plays a big role in tenants Family Fig 4.19: Surya Apartments, Unit Plan

incomes. Hence many residents from ground ﬂoor demands for shop instead of housing unit. 5. Many tenants demands for amenities like children play areas , clubhouse, library, mini theatre, garden spaces.

B.Arch. L.J. School of Architecture, Gujarat Technological University

4.4.3 Process of Redevelopment in the scheme •

Initiative for Redevelopment: The society members has taken initiative for redevelopment. The society members internally took consent for redevelopment, almost 80% society members agreed.

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The society members of surya apartments submitted their consent to GHB along with a list of demands the society members agreed upon

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The list included allotment of 3bhk apartment along with 1 car park and 2 two wheel vehicle parking, the society members also demanded for club house.

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In case of surya apartment, GHB stopped the Redevelopment process and no tender was published out as demands of the existing society members were very high. Existing carpet area of housing units in surya apartments were 35sq.mt – 1 bhk apartment, but the society members demanded for 3bhk apartments, which will be 100% addition of their existing carpet area.

4.4.4 Conclusion •

In case of surya apartments, Government should spread awareness to the public about possible accidents which could take place as seen earlier in Ekta apartments as the structure of surya apartments is also in dilapidated condition.

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The government should clear doubts about carpet areas, many residents in surya apartments claims to have much higher carpet area, which can be solved by releasing existing ﬂoor plans to society.

B.Arch. L.J. School of Architecture, Gujarat Technological University

Chapter 5 : Conclusion •

This research attempts to study the current redevelopment housing policy to understand the complexity and suggest where and how the process can improve.

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Understanding the redevelopment policy and working on some case studies, there are few points which I want to make for the betterment of the current situation.

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Redevelopment policy aims to build new homes in places of old and dilapidated houses built more than 20 years ago in cities like Ahmedabad, Rajkot, Vadodara, and Surat by Gujarat housing board.

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The Redevelopment policy involves multiple agencies- Government, Builders and the people (residents).Clear cut rules need to be made allowing for no ambiguities or confusion. It is seen that multiple interpretation of a rule unnecessarily stalls the progress of the undertaken Project.

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Based on case studies and interview analysis it is observed that societies are getting 75% consent from society members, still it is not possible to start the work as rest 25% of society members are not ready to move from their houses, as they have special demands.GHB must make decisions in favor of people opting for redevelopment, so that 75% of people doesn’t suﬀer because of rest 25%. There is a need to emphasize in no uncertain terms that dilapidated structures 20 to 30 years old are plain hazardous to all. In such a situation no one should be allowed to delay for personal interest or greed.

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In recent incidents, Gujarat was hit by earthquakes on June 2020, 14th (5.3 magnitude) and 15th (4.6 magnitude), luckily there was no report of damage to life or property from any part of the state. Putting the spotlight back to the dilapidated conditions of GHB societies, government should start strict measures to start the redevelopment processes. So that the old dilapidated structure are replaced by new earthquake resistant structure with the inclusion of modern amenities and parking solution.

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Recommended actions:

Government should carryout structural report of all existing GHB societies. The report could be classiﬁed into many segments (e.g.: A- Good, B- Better and C- Bad). So that societies falling under C segment can have diﬀerent rules- ‘Falling under C section will only require 50% consent’, this will assure people a safe future.

B.Arch. L.J. School of Architecture, Gujarat Technological University

Another suggestion is to clarify the doubts about GHB society’s unit carpet area. During the case study and interview with the GHB society in Surya apartments, people claimed to have higher existing carpet areas which when I cross-checked was way higher than they claim, due to which the society member looked to have higher demands, but there is a misunderstanding by the society members side. So to clarify this confusion GHB should release carpet areas of existing units of all GHB societies.

The government should appoint a special agency or NGO’s to work in the consent taking process as it is the biggest factor stopping the redevelopment policy. Still, only a few housing societies have made progress and only one ‘Ekta apartment’ is under construction.

I will also like to suggest having improvement in the ‘clearance and approval’ as developers will have to wait to begin construction until the government approves on the other hand developers will have to pay transit accommodation to the society members.

The government should also allot the free sale land to the developer parallel to the Affordable housing component and public housing component land, as in current policy, the developer has to finish 1/3rd work of public housing component and affordable housing component before government allots the free sale land to developers.

Generous additional carpet area is lucrative in itself which presently is 40% additional. It may be slightly increased to 45% for further enticement.

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This policy will successfully redevelop a large portion of Ahmedabad city. It is a type of city redevelopment where the beneﬁciaries are the existing user, who gets extra carpet area, better amenities, and parking. Also with the inclusion of AHC components new families will be accommodated within the cities, also beneﬁtting the government as the policy is based on the PPP model, which will redevelop all housing society with negligible cost spend by Government.

B.Arch. L.J. School of Architecture, Gujarat Technological University

Chapter 6 : References List of Figures •

Fig 2.1 Shelter, clothing and food ( source: https://teshmbaabu.com/2017/05/10/foodshelter-clothing-the-internet/ )

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Fig 2.2 Pyramid of basic human needs ( source: http://www.dextronet.com/blog/isbeing-organized-a-basic-human-need/ )

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Fig 2.3 The largest living oak tree is located in Mandeville, Louisiana ( source: https:// www.thefactsite.com/oak-tree-facts/ )

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Fig 2.4 Stone age tools ( source: http://newsmobile.in/wp-content/uploads/2018/08/ knp-news-middle-stone-age-590.jpg )

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Fig 2.5 Sindh Mohenjo Daro Harappa Culture ( source: https://brickarchitecture. com/images/about-brick/brick-history/brick-history/The-History-of-Bricks-andBrickmaking/The-History-of-Bricks-and-Brickmaking-10.jpg )

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Fig 2.6 Panoramic view of the stupa mound and great bath in Mohenjodaro ( source: https://upload.wikimedia.org/wikipedia/commons/6/65/Panoramic_view_of_the_ stupa_mound_and_great_bath_in_Mohenjodaro.JPG )

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Fig 2.7 Taos Pueblo in New Mexico ( source: https://www.thoughtco.com/ thmb/3lHba5BOyhH06st1JC_-vTHlVUI=/1920x1440/smart/ﬁlters:no_upscale()/Taos_ Pueblo2-4d0fbc190f264ae6b2ba97fa9d0d8f4c.jpg )

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Fig 2.8 Habitat 67, Moshe Safdie (1967) ( source: https://upload.wikimedia.org/ wikipedia/commons/thumb/9/9f/Montreal_-_QC_-_Habitat67.jpg/1920px-Montreal_-_ QC_-_Habitat67.jpg )

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Fig 2.9 Sheikh Sarai housing, Raj Rewal ( source: http://www.rajrewal.in/projects/ sheikh-sarai/mouseover1_5.jpg )

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Fig 2.10 Logo of Gujarat Housing Board ( source: https://rhythminfra.co.in/wpcontent/uploads/2019/01/gujarat-housing-board-logo.jpg )

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Fig 2.11 Logo of AUDA ( source: https://lh3.googleusercontent. com/proxy/uyJ2AoIC2tkq89jjpheDE8e3LR_ AmyICJR6Lelisp3T7ﬂIt7xwwK3SouYtIJPhq44qEYWUS3kWSBBriiuo )

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Fig 2.12 Logo of AMC ( source: https://heritagefestival.ﬁles.wordpress.com/2010/10/ amc-symbol.gif1.13 )

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Fig 2.13 Surya apartments, Ahmedabad ( source: Produced by Author )

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Fig 2.14 Public Private Partnership ( source: https://farmingﬁrst.org/wordpress/wpcontent/uploads/2012/02/Screen-shot-2012-02-13-at-11.06.10.png )

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Fig 3.1 DP-2021 Ahmedabad ( source:Produced by AUDA )

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Fig 3.2 Location of GHB and AUDA societies ( source: Produced by Author )

B.Arch. L.J. School of Architecture, Gujarat Technological University

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Fig 4.1 Steps of Redevelopment of public housing scheme ( source: Produced by Author )

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Fig 4.2 Ekta Apartments, Street view ( source: Produced by Author )

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Fig 4.3 Surya Apartments, Street view ( source: Produced by Author )

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Fig 4.4 Ekta Apartments, Location key plan ( source: http://www.thefestivalgroup.in/ ongoing-projects/ekta-festival/ )

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Fig 4.5 Ekta Apartments, New proposal 3d view ( source: http://www.thefestivalgroup. in/ongoing-projects/ekta-festival/ )

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Fig 4.6 Ekta Apartments, Street view ( source: http://www.thefestivalgroup.in/ongoingprojects/ekta-festival/ )

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Fig 4.7 Ekta Apartments, New proposal- 3d view ( source: http://www.thefestivalgroup. in/ongoing-projects/ekta-festival/ )

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Fig 4.8 Ekta Apartments, New proposal- Site plan ( source: http://www. thefestivalgroup.in/ongoing-projects/ekta-festival/ )

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Fig 4.9 Ekta Apartments, New proposal- Floor plans ( source: http://www. thefestivalgroup.in/ongoing-projects/ekta-festival/ )

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Fig 4.10 Surya Apartments, Google map ( source: https://www.google.com/maps )

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Fig 4.11 Surya Apartments, Street view ( source: Produced by Author )

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Fig 4.12 Surya Apartments, Street view ( source: Produced by Author )

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Fig 4.13 Surya Apartments, Street vendors ( source: Produced by Author )

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Fig 4.14 Surya Apartments, Amts Bus stand ( source: Produced by Author )

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Fig 4.15 Medical Complex ( source: Produced by Author )

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Fig 4.16 BRTS bus stand ( source: Produced by Author )

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Fig 4.17 Surya Apartments, Common plot ( source: Produced by Author )

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Fig 4.18 Surya Apartments, Common plot ( source: Produced by Author )

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Fig 4.19 Surya Apartments, Unit Plan ( source: Produced by Author )

B.Arch. L.J. School of Architecture, Gujarat Technological University

Unpublished Thesis •

Manu Desai : Evolution of Row Housing in Ahmedabad : Speciﬁc reference to collective and individual houseforms. Unpublished thesis, School of Architecture, Ahmedabad, Cept University, 1982.

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Nimish patel : Dynamics of Public Housing : Post construction Additions : Case study Ahmedabad. Unpublished thesis, School of Architecture, Ahmedabad, Cept University, 2006.

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Yogesh Gandevikar : Housing for middle income group : comparative studies of working of Diﬀerent agencies.Unpublished thesis, School of Architecture, Ahmedabad, Cept University, 1980.

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Chakalasiya Krunal : Potential & Challenges of Public housing redevelopment scheme 2016 (case of ahmedabad). Unpublished thesis, School of Architecture, Ahmedabad, Cept University, 2019.

Reference •

UDD ( Urban development and urban housing departments). (2016). Redevelopment of public housing scheme. Government of Gujarat.

B.Arch. L.J. School of Architecture, Gujarat Technological University

Appendix 1: Redevelopment of Public Housing Scheme

B.Arch. L.J. School of Architecture, Gujarat Technological University

Appendix 2: Table of GHB societies name, location, typology, building age, construction year

B.Arch. L.J. School of Architecture, Gujarat Technological University

Appendix 3: Acts •

Shops and Establishment Act

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Gumasta license is a type of Legal permission which legally allows us to do business in a particular place. If you have a physical shop or an oﬃce where the business is done, Gumasta license is a must. It gives you a proof of a particular business being done at that place.Gumasta license is made compulsory under Shops and Establishment Act and it comes under Greater Mumbai Municipal Corporation.

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Gujarat Ownership Flats Act

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An Act to regulate promotion of the construction of, and the sale, management and transfer of ﬂats on ownership basis and to provide for the ownership of an individual apartment and to make such apartment heritable and transferable. The new amendment to the Act will relax the consent clause to 75%. The state government has decided to amend the Gujarat Ownership Flats Act, and reduce the requirement of approval of 100% of the ﬂat owners to 75% of them.

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Bombay Provincial Municipal Corporations Act

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As per BPMC Act, Chapter 15 (Building Regulations), Section – 268, Commissioner have power to vacate any buildings, which are in ruins or likely to fall.

B.Arch. L.J. School of Architecture, Gujarat Technological University

Appendix 4: List of GHB societies

B.Arch. L.J. School of Architecture, Gujarat Technological University