INFORMAL HOUSING Affordable Housing Options for Low Income group in Mega cities of India Case study Delhi
Guide: Dr. Ruchita Gupta Coordinator: Prof. Dr. Jaya Kumar Group Members: Ankit Kumar Prashant Sireesh Sakshi Charde Shipra Verma Siddharth Yadav Ugyen Pemo
“Adequate shelter means more than a roof over one’s head: It also means adequate privacy; adequate space; physical accessibility;
adequate security; adequate lighting, heating and ventilation; adequate basic infrastructure all of which should be available at affordable cost.” (High Level Task Force on Affordable Housing for All, MHUPA December 2008, p. 7)
Informal Housing
Introduction Urban Housing Shortage In India
Figure 1: Urbanization Growth in India, Source: Census of India 2011
The fast pace of urbanization in India has brought about extreme deficiency of housing and basic amenities like consumable water, well maintained drainage system, sewerage network, sanitation facilities, electricity, roads and disposal of solid waste. Informal Housing
18.78 Million Urban Housing Deficiency The urban housing deficiency was evaluated to be 18.78 million during the 12th Plan period (NURHP, 2015) with subsequent increment resulting serious urbanization in future years.
Informal Housing
26 – 37 million Households Shortage of Affordable Housing In India, rapid rise in urban population and the shortage of planned/formal affordable housing for the low income group have led to 26–37 million households (33–47 percent of the urban population) living in informal housing colonies. Source : Ashish Karam Chandani, S. C. V. J., 2016. Informal Housing, Inadequate Property Rights. Mumbai: FSG.
Informal Housing
50 Million Housing Shortage In Delhi Delhi has about 50 million shortage in the number of households according to the Ministry of Housing and Urban Poverty Alleviation.
Informal Housing
The Failure Of Planning In Delhi
Figure: Settlements in Delhi, Source: Statement 14.4 of the Delhi Economic Survey 2008-09 (Government of Delhi 2009)
24 % Planned settlements
76 % Unplanned settlements Informal Housing
HOUSING SUB-SYSTEMS IN DELHI
ORGANIC • Old City • Urban Village
UNPLANNED • Squatter settlements (Jugghi jhopri) • Unauthorised colonies
PLANNED • DDA group housings • Plotted housings
Informal Housing
Where does a person find a place when he/she enters a mega city based on his/her Affordability?
Informal Housing
Affordability 30 % of Monthly Income 4 times the Annual Income
ď ś MOHUPA, 2011 recommends a figure of 30-40 % as the maximum proportion of income available for payment towards rent.
Informal Housing
Urban poor
• Annual Income: Rs. 15000 • Monthly Income: Rs. 1500 Rs. 500 monthly rent or Rs. 72000 for ownership
EWS
• Annual Income:3 lakhs • Monthly Income: Rs. 25,000 Rs. 7500 monthly rent or 12 lakhs for ownership
LIG
• Annual Income: 3-6 lakhs • Monthly Income: Rs. 25,000-50,000 Rs. 15,000 monthly rent or 18 lakhs for ownership Informal Housing
Hierarchy of Housing Options
Planned Colonies
Squatter settlements
Unauthorized Colonies
Urban Villages
Resettlement Colonies
Informal Housing
Research Question: What are the available housing options and the living conditions provided by the informal housing sector to a person based on his/her affordability ? Key words: Availability; Affordability; Living Conditions
Informal Housing
Aim: To assess the available housing options that a person gets based on his/her affordability in the informal housing sectors.
Objectives: • To identify the types of informal housing settlements.
• To study the affordability of the lower income group and the facilities they are provided by their landlords. • To analyse the availability of housing types and the quality of its infrastructure.
• To analyse the quality of life (toilet facility, natural light & ventilation, structural conditions, etc.) in the informal areas.
Scope: • Case studies taken are from organic and unplanned settlement (urban villages and unauthorized colony) in Delhi.
Informal Housing
1797 Unauthorised Colonies 135 Urban Villages 685 JJ clusters Figure : Location of Unauthoriesd colonies, JJ Cluster, Source, Eicher Delhi Road Map(2008), Engineering India Ltd, & CH2M Hill (india) Pvt. Ltd. (2008), Google Earth (2011), DDA (unpublished), DJB (unpublished), Draft: A Zimmer (2011), Cartography, V.Rossow & Urban Villages in Delhi, Source: Thesis report by Ashwani Kumar SPA Delhi Source : Delhi Urban Shelter Improvement Board (DUSIB)
Informal Housing
Population Distribution Across the Types of Settlements
Figure : Population Distribution across settlement types, Source: Micro Home Solution
ď ś 76% of the population live in the unplanned/organic settlements.
Housing Supply as per Income
Figure : Housing Supply as per Income, Source: Micro Home Solutions
ď ś Unplanned colonies and organic settlements offer housing options to people from varying income levels while the planned colonies does not offer the same.
Urban Villages
Figure : Location of Urban Villages in Delhi Source: Thesis report by Ashwani Kumar SPA Delhi,2010
Urban Villages are traditional rural provincial settlements which have been changed and converged with urban regions or towns which have been consolidated after some time into the urban limits of the present city of Delhi. Choi, A. &., 2011. The Context of Uncontrolled Urban Settlements in Delhi, s.l.: s.n.
Informal Housing
Unauthorized Colonies • Unauthorized
Colonies
are
residential
settlements
built
in
contravention of zoning regulations, developed either in violation of Delhi’s master plans or on ‘illegally’ subdivided agricultural land.
• No layout plan approval. • No building plan approval. • As per Delhi government Urban Development website there are about 1797 unauthorized colonies with about 7 lakh families residing in them.
Informal Housing
Criteria for Case Study Selection • Representative: the settlement should be representative of the .
typology
and
should
have
retained
most
of
its
original
characteristics. • Proximity: The settlement should be near different influential zones such as institutions, hospitals, colleges, etc. Sarai Jullena
Ber Sarai
Nai Basti
Sarai Jullena is located in South Delhi, it is immediately surrounded by well developed housing societies such as New Friends Colony, Maharani Bagh, Zakir Bagh and Sukhdev Vihar.
Ber Sarai is an urban village located in South Delhi near Jawahar Lal Nehru University. It is surrounded by housing societies of RK Puram and Hauz Khas.
It is an unauthorised colony present in South Delhi near Okhla, it is surrounded by high density housing colonies of Zakir Nagar, Okhla, Batla House and many more.
Informal Housing
Accessibility: A housing colony shall be well connected with other parts of the city by all the modes of transportation, and availability of services to the residents such as place to work, school, hospitals and various other essentials.
Sarai Jullena
Ber Sarai
Nai Basti
Nearest metro station is Sukhdev Vihar. (Magenta line) Close to Delhi-Faridabad Highway.
Nearest metro station is RK Puram metro station. (Magenta line) Close to Delhi-Faridabad Highway.
Nearest metro station is Okhla Vihar. (Magenta line) Close to Delhi-Faridabad Highway and Noida.
Informal Housing
Case Studies
Informal Housing
PARAMETERS FOR CASE STUDY ANALYSIS: • History • Socio economic factors • Connectivity • Influential areas in proximity • Types of People (student, single, family, etc.) • Occupation • Affordability • Housing Typologies
• Infrastructure • Living conditions • Density
• Range of housing costs Informal Housing
Case Study: Urban Village SARAI JULLENA
Location & Context • Located in South Delhi. • Well connected by public transport. • Nearest metro- Sukhdev Vihar metro station.
Source: Google Maps, Customized Snazzy Maps
Informal Housing
History •
• •
• •
•
The ‘Jullena’ of Sarai Jullena is derived from ‘Juliana’, and the Juliana in question was a Portuguese woman named Juliana Dias da Costa. She rose high up in the Mughal court of Aurangzeb’s time. (around 1703) She has been allotted land to build a sarai of her own in the area now near New Friends Colony. Accounts of her life vary, and how she arrived in Delhi is a little unclear. Some accounts state that her father, Augustino Dias da Costa (along with his family) was brought to Delhi, taken captive in Hugli by Shahjahan’s troops. Other sources indicate that she arrived in Delhi as the wife of a Portuguese surgeon.
(Maclagan, Sir Edward. The Jesuits and the Great Mogul. 1932: rpt. New York: Octagon Books, 1972: 181-189)
Informal Housing
Major Areas of Influence Holy Family Hospital, Bansal Hospital & Fortis Hospital A huge population of workers from the neighboring hospitals live in Sarai Jullena.
1
Jamia Millia Islamia Sarai Jullena caters to a majority of student population from university.
2
Source: Customized Snazzy Maps
Informal Housing
Evolution
2002
2010
2019
• Densification and compaction of the settlement over the years. • Subdivision and amalgamation of plots.
Source: Google Earth
Informal Housing
Between 2002 to 2010
Between 2010 to 2019
• Buildings have evolved to become narrower and taller to cater to the increasing demands.
Picture showing the increase in number of floor irrespective of the road width Source: Author
Informal Housing
Building Use & Varying Rents
• Predominantly residential area with varying typologies.
• Rents vary as per location and typology.
Source: Customized snazzy maps
Informal Housing
Factors affecting the price/rent of an apartment in a settlement: 01
LOCATION
02
AREA/SIZE
03
NEW/OLD CONST
Informal Housing
Living Conditions at Settlement Level
• No open areas/parks. • No social infrastructure. • No space between buildings. • Requirement of artificial lighting.
Staircase landings of two different buildings touching each other.
Lack of natural light in the narrow streets.
Kids playing on the second floor terrace due to absence of open areas/parks.
Scooter parked in the corridor and use of artificial lighting during the day.
Source: Author
Informal Housing
• Section and view showing the closeness of building plots. Informal Housing
Street Level Study: Malabar Restaurant Street
Source: Author
Informal Housing
Street Level Study: Malabar Restaurant Street
• View of Malabar street and section showing exposed wires are hanging near the balconies. • Narrow street widths. Source: Author
Informal Housing
TYPOLOGIES
a. 2 BHK b. Single
Room
with
attached toilet and kitchen c. Single rooms with shared toilet and kitchen d. Single room with a hall, shared toilet and kitchen.
Source: Author
Informal Housing
a. 2 BHK *Rent- 12,000 -Currently used by Malabar employees on first floor while others are on rent.
View of the room with the attached bath and toilet with a window that is kept closed.
Source: Author
Informal Housing
Living Conditions
Lack of Privacy
Absence of natural light & ventilation
Security Concerns No railing along the staircase.
Very narrow/no gap between the buildings
Source: Author
Informal Housing
b.
Single Room with Attached Toilet and Open Kitchen
*Rent- 7,000 -Rented by Mr. Sashi Kumar who runs the St. Mary Kerala shop on the ground floor. Rent of the shop- Rs. 15,000
Interior showing congestion and multiuse of the space. Source: Author
Informal Housing
Living Conditions
Congested with very less area for circulation
Absence of natural light & ventilation. Artificially lit spaces during day.
Unhygienic Space Same space used for mixed activities (sleeping, eating, cooking)
No space for drying clothes, hence corridor/room being used.
Source: Author
Informal Housing
c. Single room with a hall, shared toilet and kitchen *Rent- 10,000 -Initial rent was Rs. 6000 -Rented by Mr. Ram Prashad who runs the Sweet shop on the ground floor. -Located behind the sweet shop. -Shop Rent- Rs. 15,000
Narrow and dingy approach view to the house. Source: Author
Informal Housing
Living Conditions Increase in rents without any improvements in the living conditions. People who have been living since 15 years have faced increase in rent annually while the living condition only worsen.
Safety and privacy concerns Entrance to the space directly from the road.
Absence of natural light & ventilation.
Hygiene & Cleanliness Issue Single toilet being shared among 7-8 people.
Source: Author
Informal Housing
d. Single rooms with shared toilet and kitchen *Rent- 2,000 •
Located on top most floor.
•
Occupied by people lowest earning.
with
Source: Author
Informal Housing
Other Typologies Girls PG
*Rent- 8,000 for double seater and 7,000 for triple seater.
•
Mostly occupied by students of Jamia Milia Islamia.
View of the Corridor and toilet without natural light. Source: Author
Informal Housing
Available Housing Typologies as per Affordability in Sarai Julena
Rs. 10,00112,000+ Rs. 7,00110,000 Rs. 2,0017,000 Rs. 0-2,000 Single rooms with shared toilet and kitchen
• Single room with attached toilet and kitchen. • PG
• Single room with shared hall, toilet & Kitchen. • PG.
• Rooms with shared hall, toilet & Kitchen. • 2 BHK.
Source: Author
Informal Housing
Case Study: Urban Village BER SARAI
Informal Housing
Location & Context •Ber Sarai is located between Jawaharlal Nehru University (JNU) and IIT Delhi in the South West district of Delhi. •Nearest metro station R.K Ashram •Well connected by Delhi road network •Most residents are students.
Evolution
. Map showing evolution of Ber Sarai in (a); (b) 2008; (c) 2019. (Source: Google Earth)
Informal Housing
Typologies & Varying Rents
•
Predominantly residential area with varying typologies based on ownership.
•
Rents vary as per location and typology.
Source: Customized snazzy maps and Google maps
Informal Housing
ROOM ON RENT ROOM ON RENT
ROOM ON RENT
Street Level Study:
ROOM ON RENT
Market street, Ber Sarai
ROOM ON RENT
•Basement spaces utilised for commercial purposes like salon, study cafes. •High voltage electric lines passing very close to the built structure. •Manholes on the narrow streets. •Market on the ground floor.
Source: Author
OWNER
SHOP
LIBRARY
Sections showing various kinds of activities on street. Informal Housing
ROOM ON RENT
ROOM ON RENT
ROOM ON RENT
ROOM ON RENT
Street Level Study: Market street, Ber Sarai ROOM ON RENT
•Balconies constructed very close to each other. •Absence of natural light on floors below 4th floor. •Lack of privacy.
Source: Author
SHOP
ROOM ON RENT
SHOP
Sections showing various kinds of activities on street. Informal Housing
TYPOLOGIES
PLAN SHOWING DIFFERENT HOUSING TYPOLOGIES IN BER SARAI ON THE BASIS OF OWNERSHIP. (SOURCE: AUTHOR) Informal Housing
Typology I – Rented Housing
Source: Author
Source: Author
Rented Room with attached toilet. Rent: Rs 4000/Configuration- 1 Bedroom and Bathroom. Informal Housing
Picture showing lack of light/ventilation. (Source: Author)
Rented Room with attached toilet. Rent: Rs 10000/Configuration- 2 Bedroom, Kitchen and Bathroom. Source: Author
Informal Housing
Typology II – PG Housing
Source: Author
Source: Author
Rooms with attached toilet. Rent: 3000/room ConfigurationBedroom and toilet. Source: Author
Informal Housing
Typology III – Hostel
Source: Author
Rooms with attached toilet. Rent: 3000/room Configuration- Bedroom, toilet and balcony. Informal Housing
Typology IV – Independent apartments Residential Apartment Configuration- 2Bedroom, kitchen, 2toilet and 2balcony. Price: 34 Lac
Interior Common hall Source: Author
Kitchen Source: Author
Source: Author
Informal Housing
Living Conditions
Lack of Privacy
Compact living areas
Absence of natural light & ventilation.
Hygiene & Cleanliness Issue: Garbage dumped on the streets
Source: Author
Informal Housing
Available Housing Typologies as per Affordability in Ber Saraia
Rs. (32-80)Lac >Rs.10,000/Rs. 5,000 -10,000 <Rs. 3,000/•
Shared PG
• 2 Bedroom, 2Toilet, Kitchen • Shared amongst renters
• 2 Bedroom, 2 Balcony, Kitchen, dining, living room, Bathroom. • Builder floor • Parking • 3mts+ wide road.
• Builder floor • 3bhk, stilt parking • Main road accessibility • Lift • Good locality
Source: Author
Informal Housing
Case Study:
Unauthorised colony NAI BASTI
Location & Context • Located in South Delhi, Near Jamia Millia Islamia . • Well connected by public transport. • DTC Bus, E-Rickshaws, Autos etc • Nearest metro- Okhla Vihar metro station.
Source: Google Maps, Customized Snazzy Maps
Informal Housing
History and Basic Layout
Nai Basti
Nai basti, on Recreational (City/Districk/community Park) Land use Zonal Development Plan, Zone F, MPD 2021 (Source: Delhi Development Authority)
(a)
(b)
Plan showing the changes in settlement layout; (a) 2007; (b) 2019 (Source: Delhi govt, Google maps)
â&#x20AC;˘ Road width reduced â&#x20AC;˘ Big plots divided into small plots to accommodate more families
Informal Housing
Evolution
2002
2010
2019
â&#x20AC;˘ Densification and compaction of the settlement over the years. â&#x20AC;˘ Subdivision and amalgamation of plots.
Source: Google Earth
Informal Housing
Areas of Influence Jamia Millia Islamia University Content It is a university located in the proximity, there is a student population from Jamia who lives in Nai Basti.
Okhla Vihar Metro Station Metro station is just 5-minute walk from Nai Basti
Zakir Nagar It is a very popular Mughlai food street, many people who work there live in Nai Basti
Alshifa Multispecialty Hospital It is a hospital just 15-minute walk from Nai Basti
1 2 3 4
Nai Basti
Source: Google Earth
Informal Housing
Living Conditions at Settlement Level Children urinating in open
Under Construction road Source: Author
• Narrow streets. • No proper roads • Open drains
• No maintenance of roads and drains
Way two houses deep in the colony
Overflowing open Drains
Source: Author
Informal Housing
Typologies & Varying Rents Block A
Block B
Block C Block D
â&#x20AC;˘
Predominantly residential area and some commercial along the main road and market street.
â&#x20AC;˘
Rents vary as per location in the settlement. (source: Alam properties and travel
Source: Customized snazzy maps and Google maps
Informal Housing
Street Level Study: Market street, Nai Basti
Market street conditions, due to lack of proper drainage system Source: Author
Informal Housing
Street Level Study: Market street, Nai Basti
Section and view of Market street Source: Author
Informal Housing
TYPOLOGIES a a. 1 BHK (Ground floor, Block D) b. 3bhk with 2 balcony and 2 bathroom (3rd floor, Block A)
c
c. 2bhk with 2 balcony and 2 bathroom (top most floor, Mughal Compound)
b
Source: Author
Informal Housing
a. 1 bhk
Residential Apartment, Block D, Price Rs. 17Lac Configuration- 1 Bedroom, kitchen, living room and Bathroom. On ground floor. It is for sale under general power of attorney.
Source: Author
Interior of Kitchen and bedroom, No sunlight
Informal Housing
b.
3bhk with 2 balcony and 2 bathroom
Residential Apartment, Block A, Price Rs. 50 Lac Configuration- 3 Bedroom, 2 Balcony, Kitchen, dining, living room, Bathroom, on third floor. It is for sale under general power of attorney.
Interior of Bedroom Source: 99acres.com Source: Author
Informal Housing
c.
2bhk with 2 balcony and 2 bathroom
Residential Apartment, Mughal Compound, Price Rs. 42Lac @52,500 per sq. yards Configuration- 2 Bedroom, 2 Balcony, Kitchen, dining, living room, Bathroom. On Fourth floor. It is for sale under general power of attorney.
Living Room
Gated compound for the residents
Source: Author, 99acreas.com
Dinning
Kitchen
Informal Housing
Living Conditions â&#x20AC;˘ Absence of natural light & ventilation.
Wide Street and sewer line in Block A, Builder flats
Very narrow between the buildings
Blockage and overflow flow of drains
Source: Author
Informal Housing
Available Housing Typologies as per Affordability in Nai Basti, Okhla
Rs. 72 lac Rs.40-50 Lac Rs. 15-20Lac
•
Rs. 10 Lac •
1Bhk in Block B, Thin Lanes and open drains
• •
1BHK in Block D Narrow approach lanes,
• •
3 Bedroom, 2 Balcony, Kitchen, dining, living room, Bathroom, on third floor. Block A Builder floor Parking
• • • • • •
Block A, Builder floor 3bhk, stilt parking Main road accessibility Lift Good locality
Source: Author
Informal Housing
Comparative Study Parameters
Sarai Julena
Ber Sarai
Nai Basti
Influential areas in proximity
Fortis hospital, Jamia Milia Islamia, Holy Family hospital, Surya Hotel, NFC Community Center
JLN University, IIT Delhi, coaching centers in Jia Sarai
Jamia Milia Islamia , Okhla
Types of People
Students, people working in hospital
Students
Muslim populated, laborers and working class
Housing Typologies
Single rooms with common facilities (toilet & kitchen), single room with attached toilet, PG
Flats, PGâ&#x20AC;&#x2122;s, library, Single rooms, with attached or common facilities, tuition centers
Family units, 2BHK and 1BHK flats
Infrastructure
No green areas, narrow streets, no common facilities for public, high density, amalgamated plots
Narrow streets, no green areas, poor waste, amalgamated plots, management, community hall,
Unpaved road, poor drainage, poor drinking water facility(toxic underground water)
Living conditions
Absence of natural light and ventilation, no privacy, compact living areas
Few places had natural light and ventilation, similar to Sarai Jullena but comparatively better living conditions
Completely neglected by MCD hence facilities are provided.
Informal Housing
Findings •
Adverse living condition
•
Fire hazard : due inadequate widths width street and no proper access.
•
Exposure of high-tension electric lines to the building
•
Misbehavior of Landlord
•
Hike in rent with no improvement in living conditions
•
Illegal construction is kept on going, building are going higher, contradicting the building byelaws
Ber Sarai Total Locality Area(Hectare) Number Of dwelling units Population Density of Area(m2/person) Open Area (%)
6.96 2048 10240 6.8 19.13
Sarai Julena 4.08 2357 11789 3.39 0.07
Nai Basti 3.06 346 4230 7.25 13.12
Planned Colony 10 500 2500 100 40 Informal Housing
CONCLUSION •It has been concluded that the informal settlements in Delhi give good options for all income groups based on their affordability and availability of different housing typologies. •The only drawback informal settlements pose is the adverse living conditions. • Hence, in order to overcome this issue government should introduce strict byelaws and practice harsh punishments for the people who violate it.
Informal Housing
CONCLUSION •Govt. should control the development of new constructions without permissions. Access ways should be made bigger to facilitate fire tender movement and minimum roads widths should be followed in order to avoid congestion at the time of emergency. •It should be made sure that tenants are not exploited by the landlords following the tenants’ act. •Another way to tackle this issue could be that government should propose affordable public rental housing similar to public housing in Singapore.
Informal Housing
CONCLUSION •There should also be a provision made for all income groups with certain percentage reserved for kinds of people based on their occupation and need. • All ethnic groups can also be provided percentage units based on their population promoting inclusivity as well. • Properly planned public rental housing would also eradicate private ownership of land restricting the exploitation by the landlords. • It would also provide with basic amenities such as food joints, grocery shops, pharmacy, etc. Informal Housing