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