Experimental Housing Studio

ARCON Expo and Summit 2017

AFFORDABLE HOUSING Mr.Anuj Mehta and Mr.Snehanshu Mukherjee 25th February 2017

WHAT IS AFFORDABLE HOUSING? According to KPMG report affordable housing is defined in terms of three main parameters, ● Income level ● Size of dwelling unit ● Affordability

According to Jones Lang LaSalle’s affordable housing is defined by four criteria ● Minimum volume of habitation ● Provision of basic amenities ● Cost of the house ● Location of the House

According to the Task Force on Affordable Housing set up by the MHUPA in 2008, affordable housing for various segments is defined by ● Size of the dwelling ● Housing affordability derived by the household income of the population

NEED FOR AFFORDABLE HOUSING HOUSING SHORTAGE According to estimates of the Technical Group constituted by the Ministry of Housing and Urban Poverty Alleviation (MHUPA), ● The urban housing shortage in the country at the end of the 10th Five-Year Plan was estimated to be 24.71 million for 66.30 million households. ● 88% of this shortage pertains to houses for Economically Weaker Sections (EWS) ● 11% for Lower-Income Groups (LIG) ● 1% for the Middle-and High-Income Groups (MIG and HIG)

During the 11th Five-Year Plan● it was estimated that the total housing requirement in Indian cities(including backlog) by end-2012 is estimated to be to the tune of 26.53 million dwelling units for 75.01 million households. ● If the current increase in backlog of housing is maintained, a minimum of 30 million additional houses will be required by 2020.

NEED FOR AFFORDABLE HOUSING HOUSING SHORTAGE

Demand

Supply

Affordable Housing demand

(HOUSEHOLD INCOMES FROM Rs. 10000/MONTH TO Rs. 40000/MONTH)

The bulk of shortage is for Households with incomes between Rs.10000 to Rs.30000 a month

NEED FOR AFFORDABLE HOUSING SLUM FREE CITY Rental

Ownership

= HYGIENE & HEALTH

SELF BUILD & SMALL

▪ ▪ ▪ ▪ ▪

1-10 UNITS

ITINERANT IMMIGRANT

Clean water Waste treatment & Disposal Drainage Daylight Ventilation

TEMPORARY IMMIGRANT

SETTLED IMMIGRANT

ESTABLISHED CITIZEN Dharavi, Mumbai

CIDCO Housing by Raj Rewal

PROBLEM WITH CURRENT HOUSING SITUATION LOCATION Locating affordable housings on the city periphery in the prospect of availability of cheap land increases the cost of travelling from home to workspace.

Distance of Major Affordable Housing Locations from City Centre (Average Distance = 20 Km)

Source: Jones Lang Lasalle Research

PROBLEM WITH CURRENT HOUSING SITUATION HIGH RISE: FSI vs GROUND COVERAGE

Source:India Urbanisation Review: Urbanisation beyond Municipalities (2012), World Bank.

PROBLEM WITH CURRENT HOUSING SITUATION HIGH RISE: FSI vs DENSITY

Isolated

6m

Vibrant street life

G+3

10m

G+9

20m

G+19

HIGHER FSI DOES NOT MEAN HIGHER (an ever increasing) DENSITY, IT IS AN ILLUSION. FOR THE SAME PLOT AREA, DISTANCE BETWEEN BUILDINGS HAS TO INCREASE SUBSTANTIALLY.

PROBLEM WITH CURRENT HOUSING SITUATION CONSTRUCTION OF HIGH RISE

HIGHER COST OF CONSTRUCTION

HIGH CIRCULATION AREA (LIFTS, STAIRS)

MAINTENANCE COST IS HIGH

LACK OF OPEN SPACES WITH UNITS

HIGH FSI, BUT LYING VACANT

LACK OF COMMUNITY SPACES

Source: Documentary-Vertical City

PROBLEM WITH CURRENT HOUSING SITUATION CONSTRUCTION OF HIGH RISE Increased FSI has led to creation of vacant, speculative housing with no relation to the social needs and poverty. The FSI needs to be seen in combination with ground coverage, density and housing form which involves a balance between open and built spaces. ● ● ● ●

● Source: Anuj Mehta

High Rise EWS Housing in Kaushambi lying vacant

Erratic electrical supply leads to no lift access for upper floors Maintenance and running cost of lifts is a major issue (hence mostly lifts don’t run) People stuck in pigeon holes on upper floors Extremely inconvenient for the elderly or people with health issues No space for community livelihood to be carried out (corridors and stairs are the only social space=not enough)

TYPOLOGY OPTIONS BUILDING HEIGHT, LIFESTYLE & AFFORDABILITY HIG Need semi open spaces for storage and workspace, common open spaces for community based livelihood

HIGH RISE

Middle + upper MIG MID RISE

EWS, LIG, lower MIG 4-storeys Walk-up

LOW RISE

Building Cost

900 (Rs/sqft)

<

1400 (Rs/sqft)

<

1700 (Rs/sqft)

Maintenance Cost

1.5 (Rs/sqft)

<

2.5 (Rs/sqft)

<

3.5 (Rs/sqft)

TYPOLOGY OPTIONS BUILDING HEIGHT, LIFESTYLE & AFFORDABILITY

Source: Sonal Takkar

The meaning of affordability changes with each income group as well as their lifestyles Source: Anil Achar

TYPOLOGY OPTIONS ADVANTAGES OF LOW RISE-HIGH DENSITY QUANTITATIVE ● ● ● ● ● ●

LOW COST OF CONSTRUCTION AFFORDABILITY FOR USER LESS INVESTMENT FOR BUILDERS FASTER RETURN FSI 1.5, DENSITY 200 DU/Ha GROUND COVERAGE 40% LOW CARBON EMISSIONS USE OF LESS RESOURCES

Source: Shravan Kumar

QUALITATIVE 4-storeys Walk-up

● ● ● ● ●

BETTER COMMUNITY SPACES BETTER SCALE OF BUILT V/S OPEN (HUMAN SCALE) MORE SECURE BETTER QUALITY OF LIVING PEDESTRIAN STREETS

Ground Coverage: 35- 40% FAR 1.5, Density 200 du/ha

Source: Kanchan Joneja

Source: Sonal Takkar

ROW

LOW RISE HIGH DENSITY

Aranya Housing by B.V.Doshi

CLUSTER

DENSITY: 68 DU/acre

DENSITY: 44 DU/acre

Belapur Housing by Charles Correa

WALKUP

Graph showing the varying density between the three typologies for a unit of 60 sq. m with ground coverage 3540%

DENSITY: 112 DU/acre

LIG Flats, Rohini by DDA

ESTABLISH â&#x20AC;&#x153;DNAâ&#x20AC;? OF AFFORDABLE HOUSING SYSTEM 60 sq m, 2 acre, MIG 2BHK Factors

Row Housing Unit

1 PRIVACY

2 MOVEMENT

No purely pedestrian areas, unless parking planned separate

3 COMMUNITY LIVING

Majorly private open spaces

Site

Unit

Row housing allows more private open spaces

Some space has to face court- kitchen

Road lengths surrond all units

Common open spaces have to be provided separately Verandah as semi public unlike in cluster where they space happen by virtue of massing

Cluster Housing Cluster

Walkup Site

Difficult to maintain privacy as some space will have to face the shared area.

Unit

Site

Habitable areas cannot face the common areas such as staircase etc.

Pedestrian

4.5m entry till cluster entry, can have cul de sacs (limit metalled) Cul de sac clusters are more prferable as they cut down the movement across the site

Courts form small neighbourhoods

Hierarchy of open support diff user groups

Pedestrian shortcuts (horizontal across stairs)

Facing terraces/balconies as semi public

Vertical circulation spaces (stairs,bridges,landings) become points of interaction.

Private terraces

Surrounded by open, huge because of G+3, Common public terraces

From front/back setback/notches/side courtyard

Units deriving ventilation or Unit can take ventilation from shafts can be packed plot level notches combine from more than 2 more closely and hence give to form common sides:notches,shafts+confi higher densities. These shafts/courts guration notches can be used as private open spaces

No windows in common areas, ventilation from 2 sides if joined staggering,3 sides if isolated staggering

Staggering- together/ isolated

6 BAY DESIGN

4.5 min workable width, max density (1BR GF,1 FF or 2BR FF)

Versatile unit/ variations of unit

6m minimum

7 EXPANSION

Vertical expansion possible/plot

4

OPEN SPACES (Private at unit lvl, public at site lvl)

5 LIGHT+VENTILATION

8 TERRITORY 9 SECURITY

Front/back garden

Plots i.e. no issue of territory Personal security/plot

Main park

Unit level expansion may make site level open areas insufficient

Little or no private open

Not necessarily grass, paved Included better/ enclosed open with trees

Vertical expansion not possible, balconies get expanded into Clearly defined private and common

Vertical expansion possible/plot Need to take care of territories Collective security

Collective security

SOLUTION FOR AFFORDABLE HOUSING LOCATION Affordable Housing = Advantageous Location + Live & Work Affordable Shelter PERIPHERY OF CITY ● Land cheaper ● Travel distance and costs between home and workplace are high

WITHIN CITY ● Land expensive ● Providing mixed land-use offsets the cost ● Travel distance between home and workplace reduced, travel costs low/negligible

Integration of Affordable Housing across the fabric of the city = Efficient Economic Processes =Rapid distribution of Wealth= Poverty Alleviation

SOLUTION FOR AFFORDABLE HOUSING DISTANCE OF AMENITIES 10km

>10km Crematorium, burial grounds

5km

8-10km Police chowki, cinema, guest house, coaching centre, travel agents etc.

1-1.5km Clinic, Path lab

7-8km Food outlets, retail shops 5-6km School, nursing home, dispensary

10 8 6 4

Distance of amenities from housing (in km)

<5km Community services: playschool, community centre, places of worship, libraries, guest rooms, gym 2-3km Bank, sweet shops, metro station

2

750m-1km Milk booth, vegetable market, groceries, tailors, cobblers, electricians, ATM, dhobi, repair shops 750m Playground

500m Park,Chemist

SOLUTION FOR AFFORDABLE HOUSING MIXING OF INCOME GROUPS ADVANTAGES ● MUTUAL SUPPORT

● ● ● ● ●

BUYER (MIG, HIG) SELLER/ SERVICE PROVIDERS (EWS, LIG)

COMMERCIAL AREAS OFFSET COST (DAILY NEED SHOPS ETC.) MIX SELLS FASTER HIGH RISE FOR MIG+ HIG= MORE FSI OFFSET LAND COST BY CROSS SUBSIDY MIXED LAND USE= BETTER LIVABILITY

Source: Sonal Takkar

MIG LIG EWS

SOLUTION FOR AFFORDABLE HOUSING STRATEGIES TO ACHIEVE MIX HOUSING

MIX OF TYPOLOGY FOR DIFFERENT INCOME GROUPS

EWS- LIG LOW RISE

MIG/HIG HIGH RISE

Different typologies can be adopted for different income groups depending on their lifestyle, needs and affordability.

Source: Riddhi Batra

SOLUTION FOR AFFORDABLE HOUSING STRATEGIES TO ACHIEVE MIX HOUSING

MDH Township, Bareilly (built project)

Source: Anuj Mehta

SOLUTION FOR AFFORDABLE HOUSING STRATEGIES TO ACHIEVE MIX HOUSING DEDICATED STREETS

LIMITING VEHICULAR ACCESS TO THE PERIPHERY

PEDESTRIANISED STREETS

Source: Sonal Takkar Source: Kanchan Joneja

EWS+ LIG Source: Kanchan Joneja

MIG

Dedicated streets for each income group, maintaining separate access for each while mixing within the housing typology.

VEHICULAR

PEDESTRIAN

VEHICULAR

Source: Anil Achar

SOLUTION FOR AFFORDABLE HOUSING STRATEGIES TO ACHIEVE MIX HOUSING MIXED LAND USE Various community facilities can be provided in the housing within a 5km radius for easy pedestrian accessibility and to fulfill daily needs.

Commercial Areas Daily need shops, vegetable markets etc. can be provided ● to provide workspaces near home ● as an interface between different economic groups ● offset the cost of housing Institutional Areas Anganwari, schools, nursing homes etc. can be provided ● to provide healthcare and education in vicinity ● enhance walkability Source: Sukriti Thukral

Source: Anil Achar

SOLUTION FOR AFFORDABLE HOUSING STRATEGIES TO ACHIEVE MIX HOUSING OPEN SPACES can be integrated as ● Streets ● Courts ● Terraces ● Gardens for ● Different economic groups ● Different user groups: children, senior citizens etc. (hierarchy of spaces)

DEDICATED COURTS

60% of this population

<

Age 15

Children and youth need a lot more additional social space around their homes

Source: Anil Achar

Source: Sukriti Thukral

SOLUTION FOR AFFORDABLE HOUSING RATIONALIZE PLANNING REGULATIONS

!

12 m

12 m

Home Home Work Work||Shop Shop

3m Setback

Source:ORADEO

6m 3m Vehicular Access Setback

6m

4m Home Home

Work | Shop

Home Work | Shop

Work | Shop

Pedestrian Street

Pedestrian/emergency access

Source: Anil Achar

Home

Source: Riddhi Batra

Mandatory vehicular access, Setbacks, Distance between buildings consume up to 25% of land.

SOLUTION FOR AFFORDABLE HOUSING RATIONALIZE PLANNING REGULATIONS WITH PRESCRIPTIVE BY-LAWS

WITH ENABLING BY-LAWS

Source: Kanchan Joneja

Prescriptive rules and definitions of size, shape, materials need to be reviewed and replaced by rules enabling innovative use of space and material.

SOLUTION FOR AFFORDABLE HOUSING Kanchan Joneja

SITE PLANNING

BLOCK + UNIT CONCEPT

SOLUTION FOR AFFORDABLE HOUSING Sonal Takkar

Riddhi Batra

SOLUTION FOR AFFORDABLE HOUSING

SOLUTION FOR AFFORDABLE HOUSING Mili Jain SITE PLANNING

FIGURE GROUND DIAGRAM AND DISTRIBUTION OF TYPOLOGIES

DEDICATED VEHICULAR AND PEDESTRIAN MOVEMENT ZONES

TYPOLOGY DESIGN

STACKED DUPLEXES WITH PRIVATE TERRACES BACK TO BACK CLUSTERS, ENTRIES AND OPEN AREAS EWS COURT

LIG COURT

GROUND FLOOR – LIG FIRST AND SECOND – EWS

SECTION FOR DUPLEXES WITH TERRACES

ALTERNATIVE PLAN â&#x20AC;&#x201C; MODULAR DESIGN

MODULE FORMED BY A SERVED AND SERVIENT SPACES

ARRANGED TO FORM 6 EWS OR 3 LIG OR 2 MIG APARTMENT UNITS

SITE PLAN OPTIONS SITE PLAN OPTIONS

SOLUTION FOR AFFORDABLE HOUSING Sukriti Thukral

VEHICULAR

GREEN /OPEN AREA

SITE PLANNING

COMMON OPEN AREA

PEDESTRIAN STREETS

PEDESTRIAN STREETS

VEHICULAR

PEDESTRIAN STREETS

COMMERCIAL

GREEN /OPEN AREA

UNIT/CLUSTER LEVEL CONCEPT

ESTABLISH “DNA” OF AFFORDABLE HOUSING SYSTEM

ESTABLISH “DNA” OF AFFORDABLE HOUSING SYSTEM FSI VS DENSITY

GROUND COVERAGE VS DENSITY

THE DNA 90 du/Acre at 1.5 FSI

Low Rise FSI up to 1.5 Mixed House Types as per demand Density – 200 du/ha or 1000 p/ha • Allow – Live & Work Integrated/Permitted.

• • • •

Healthy open space at 90 du/Acre

Mixing house types – 25 sqm – 40 sqm – 60 sqm enhances local economy and enables average densities of 200 du/ha.

AFFORDABLE TODAY… MEETING FUTURE ASPIRATIONS...

Source: Anil Achar