Provisionary and Regulatory Support for Urban Homeless in Surat by yasin kabaria

Housing Strategy Studio | Surat 2021 | Portfolio Provisionary and Regulatory Support for Urban Homeless

INTRODUCTION TO THE STUDIO STUDIO - BACKGROUND The portfolio is the reflection of Housing Studio work that aims to efficiently address the issue of housing unaffordability in Surat by developing a various housing sub strategy in which the housing choices are distributed among all income groups. In order to understand the housing scenario in the city of Surat we were introduced with different exercises for Situation Assessments through primary analysis. This analysis focussed more on to understanding the baseline situation in the Surat city to develop individual sub strategies comprehensively. This was used as a base to project and envision various growth scenarios in the year 2035 to help us formulate a set of enabling and provisionary substrategies. From the on site visit to Surat as a part of sectoral work where we interviewed various SMC officials, Real Estate agents, Developers, Homeless shelters and mapped the homeless across the city which envisaged the clear scenario of the housing market. The portfolio also focusses on P4 sub-strategy as a “Provisonary and Regulatory support for Urban Homeless” to provide adequate, accessible and decent shelters for Urban Homeless and Construction workers (migrants) through permanent supportive and transitional housing on long and short term interventions along with reforming the existing framework supporting them.

AIM “ Developing a basket of strategies which enable the market and assist in providing housing which would augment choices in the housing market of the city of Surat.”

OBJECTIVES

Customer Journey Map 1. To offer a set of policies, programs and regulations that will provide assistance to households to access

housing for all income groups. 2. To demonstrate how the city of Surat will be able to expand the choices of affordable housing within its specific land and labour market.

CONTENT :

Stages 1 & 2

City Housing strategy : Homeless

Introduction

Aim, Objectives & Methodology

Yasin Kabaria | PUH20409

Reflections

Income Pyramid

Capital Investment Plan & Institutional Framework

HOUSING STRATEGY STUDIO | SEMESTER 2 | SURAT | 2021 Census of India (Migration Table, Household Table, General Population Table)

METHODOLOGY

SECONDARY DATA ANALYSIS (SECTORAL)

Housing Policies and Programs

Surat Municipal Corporation SMC HH-Surveys of Spring Semester 2020 PRIMARY DATA ANALYSIS: HOMELESS SURVEY

Primary survey to map the homeless

SW Maps Application along with Geo tagging photos

11,013 homeless samples were collected, by 6 groups of 2-3 within two nights (6pm-10pm)

STAGES OF THE STUDIO Situation Assessment

Studio Stages

Envisioning the Future

01 02 03 04 05 06 07

Institutional framework of Housing at National/state/city level Audit of conversion of land into Built space Development Plan, DCR and impact on housing affordability Performance of public housing policies, programs and schemes Spatial, Demographic and Economic Patterns of Surat Housing consumption and supply patterns of Surat Income pyramid, affordability line and affordability gap for Surat

01 Estimating spatial, demographic and economic growth scenarios 02 Estimating housing need, demand, affordability line and gap for each of the future scenarios 03 Identifying key housing sector challenges in the context of growth scenarios from the perspective of supply mechanisms & consumers 04 Identifying enabling and pro-visionary measure required to meet The supply & demand side challenges for the horizon year 2035 01

Formulating the City Wide Strategy

Improve supply of housing in the horizon year of 2035 by various supply mechanisms (Low cost and improve quality of housing) 02 Improve access to housing to improve the capacity of household to pay for and access 03 Capital investment plan for SMC with phasing and institutional framework along with results and takeaway

STAGE 1 : SITUATION ASSESSMENT INTRODUCTION TO SURAT AND ITS ADMINISTRATIVE BOUNDARIES

UNDERSTANDING THE ECONOMIC TRENDS OF THE CITY

No of houses 9,58,297 No of households 17,55,366

Highest Migrant Share of 76% of population growth

4th Fastest growing city in India with Decadal GR of 55%

9/10 Diamonds in the World

SMC

Area: 326.51 Km2 Population: 4426826

SUDA

are cut and Polished

Area: 635 Km2 Population: 378275

UNDERSTANDING THE DEMOGRAPHIC TRENDS OF THE CITY

Major concentrated Industrial and Commercial nodes forms 16.72% and 1.64% of the total Footprint area respectively. UNDERSTANDING THE SPATIAL TRENDS OF THE CITY

51.06% of footprint is under TP schemes; 21.21% of growth zones are under TP schemes and 6% of residential growth has happened outside the dedicated land use areas.

Yasin Kabaria | PUH20409

HOUSING STRATEGY STUDIO | SEMESTER 2 | SURAT | 2021 UNDERSTANDING THE REAL ESTATE TRENDS IN SURAT

UNDERSTANDING THE SLUM SCENARIO IN SURAT

Comparing the mean price per unit area, the observations are made:

Total No. of Households – 74393

Sachin have the lowest average price per unit area (Rs 17236.47) Nanpura have the highest average price per unit area (Rs 82857.14)

Area of Slums – 3803973 sq.m Slum Dwellers – 382630 Density (person/sq.m) – 0.10

There are total 334 slum settlements in Surat city where there are 238 Tenable Slums and 96 Untenable Slums. HOUSING STOCK Vs HOUSING FLOW ANALYSIS

UNDERSTANDING HOUSING SHORTAGE IN SURAT

Housing Stock Added (2015-2020) : 31,240 15512 Residential / Group Housing

15728 Mixed Development

Total Unabsorbed Housing Stock Added (2015-2020) : 6622 (21%) 2799 (18%) Residential / Group Housing

3823 (24%) Mixed Development

These areas show the highest number of unabsorbed housing stock. 24.6 % Housing Shortage

STAGE 2 : ENVISIONING THE FUTURE ESTIMATING SPATIAL, DEMOGRAPHIC AND ECONOMIC GROWTH SCENARIOS MAKING ROOM APPROACH BY SHLOMO ANGEL “Making room for a planet of cities” by Shlomo Angel is an approach that recognizes the growth in urban population and the corresponding urban expansion and secures land for essential public infrastructure in advance to ensure efficient, equitable and sustainable expansion.

SCENARIO 1: CONSTANT DENSITY AND PROJECTED POPULATION

The estimated Population growth by 2035 is 74.81 - 182.37 Lakhs with Annual Growth Rate of 1.42% - 5.25% repectively.

To consider the lower projection, we assume that the densities remain constant.This is then used to understand the extent of urban footprint.

188.83 PPH

Constant Base Density

396.21 – 965.86 Sq.Km. Land Cover

As per Shlomo Angel, if densities do not change, the amount of land required for expansion increases by 3 times.

SCENARIO 2: 1% DECREASING DENSITY AND PROJECTED POPULATION

To consider the medium projection, we assume that the densities decline by 1%. This is then used to understand the extent of urban footprint. The estimated Residential Houses growth by 2035 is

17.79 - 46.39 Lakhs.

148.36 PPH

1% decline in density

504.28 – 1229.34 Sq.Km. Land Cover

As per Shlomo Angel, if densities decline by 1%, the amount of land required for expansion increases by 5 times.

SCENARIO 3: 2% DECREASING DENSITY AND PROJECTED POPULATION

To consider the high projection, we assume that the densities decline by 2%. This is then used to understand the extent of urban footprint. The estimated Households growth by 2035 is

17.66 - 40.96 Lakhs.

Yasin Kabaria | PUH20409

116.28 PPH

2% decline in density

643.42 – 1568.52 Sq.Km. Land Cover

As per Shlomo Angel, if densities decline by 2%, the amount of land required for expansion increases by 7 times.

HOUSING STRATEGY STUDIO | SEMESTER 2 | SURAT | 2021 ESTIMATING HOUSING NEED, DEMAND, AFFORDABILITY LINE AND GAP FOR EACH FUTUTRE SCENARIOS

PREDICT PROVIDE IMPLEMENT

DENSITY MAPPING FOR SURAT

Focusing on Surat city, study was carried out to understand the impact of decreasing densities across the spatial extent of the city. Considering the decreasing density of 0-2%, the city was divided in density ranges to understand the extent of land cover required by 2035 in each range. DECREASING DENSITY : ACROSS DENSITY RANGES

RESIDENTIAL NODAL INFILL

INDUSTRIAL NODAL INFILL

COMPARISION OF MAKING ROOM APPROACH, PREDICT PROVIDE IMPLEMENT& DP 2035

COMMERCIAL NODAL INFILL

DP GROWTH ZONES

STAGE 2 : ENVISIONING THE FUTURE DEMAND AND SUPPLY SIDE ISSUES AND BASKET OF STRATEGIES

Improved Delivery of Serviced land to the Market

Optimize transaction processes and costs in conversion of land to built space

Enable the market to augment housing units for the less catered through inclusionary housing zone and regulations

Enable the market to provide adequate rental units

In-situ redevelopment of slums in high potential land to leverage the land value

Median time taken for final scheme is 17 years. Slow delivery in required growth direction. Load on existing infrastructure, sub-standard delivery of services and unit price increase by 7-10%.

Existing approval system, conversion and legal procedures adds up to the time consumed which can go up to 550 days in Surat. This increases the price of units.

Inadequate supply of formal housing from state and developers, 19% of the households resides in substandard housing. High demand and low supply.

Low rental yields ranging from 1.44 to 3.72, absence of incentives for properties on rent, maintenance and possession concerns, absence of formal system for recording rent agreements.

Lack of availability of interim houses near the settlements, kinship bonds are not considered while allotting the dwelling units. Low participation of developers and NGOs.

CONCEPTUAL FRAMEWORK OF CITY HOUSING STRATEGIES AND INCOME PYRAMID 32%

140000

No. of HHs

120000 100000 80000 60000

3 Lakhs

P6 P5 P4 P3

Affordability Line

160000

1.6 Lakhs

13.4%

Affordability Line (Rental)

State as Enabler and Provider

For Ownership Affordability Total Households: 14,98,777 nos. Sample size : 800 (Primary survey 2020) Considering PIR of 4, with the least priced unit of Rs. 12 Lakh, Affordability Line lies at the Annual Income of Rs. 3.00 Lakh.

P2 P1

40000 20000 11.00-11.49

10.50-10.99

10.00-10.49

9.50-9.99

9.00-9.49

8.00-8.49

7.50-7.99

7.00-7.49

6.50-6.99

6.00-6.49

5.50-5.99

5.00-5.49

4.50-4.99

4.00-4.49

3.50-3.99

3.00-3.49

2.50-2.99

2.00-2.49

1.50-1.99

1.00 -1.49

0.50-0.99

0-0.49

Annual HH Inc Yasin Kabaria | PUH20409

HOUSING STRATEGY STUDIO | SEMESTER 2 | SURAT | 2021

Rehabilitation and resettlement of untenable slums

In-situ upgrade of slums from informal to formal settlements

Provisionary and regulatory support for homeless

Provisionary support for access to formal rental unit

vertical slum and lack of basic infrastructure. Due to blurred rehabilitation and relocation policies, there are issues in providing houses to the eligible and non-eligible by the authorities.

In-security within the residents regarding dealing with the authorities. In-adequate basic infrastructure, financial support & assistance of NGOs to the slum dwellers.

Homeless are unaware of the shelters & family migrants are not willing to shift due to the lack of privacy. Insufficient Shelters for Homeless of 8202 people within 2km of their work space.

Regulatory and Financial Support for Enhancement/ Redevelopment of Formal Substandard Units

Stock available below the affordability line is low. 13.4% of the households lie below affordability line for rental housing. Further the public supply mechanism needs to be strengthened.

Shortage and far off located interim housing during the redevelopment period. Delay in implementation of project due to court litigations.

68% (for Ownership) State as an Enabler

86.6% (for Rental) Existing Shortage + Need

For Rental Affordability Provisionary and Enabling Strategies

Rent = 30% of Monthly HH Income Least Price Rental Unit = 4000/-

Future Demand Enabling Strategies

144.00-144.49

239.50-240.00

120.00-120.49

96.00-96.49

60.00-60.49

48.00-48.49

42.00-42.49

36.00-36.49

30.00-30.49

26.00-26.49

24.00-24.49

22.00-22.49

21.50-21.99

21.00-21.49

19.00-19.49

18.50-18.99

18.00-18.49

14.50-14.99

14.00-14.49

108.00-108.49

come (Rs.- in Lakh)

13.50-13.99

13.00-13.49

12.50-12.99

E4 E3 E2 E1 12.00-12.49

11.50-11.99

To afford a formal rental unit, a household needs to be earning a monthly income of 13,333/- and an annual income of 1,60,000/-.

Strategies are laid on the income pyramid of the city in order to carter to all the different sectors of housing pan city based on household’s affordability, leading to creation of a spectrum of choices.

STAGE 3 : CITY HOUSING STRATEGY 3.1. VISION, KEY PRINCIPLES AND CHALLENGES

VISION AFFORD TO DWELL WELL IN THE DIAMOND CITY “ Bringing about a positive shift in the housing scenario of Surat by an aim to cater households in all income groups through a range of housing opportunities.” Housing market as an integrated ladder that needs to cater to all income groups

Market failures in any submarket have repercussion across the income groups. Trickling Down Effect: Shortage in any income group.

Considering the housing shortage in the city and reconsidering the existing stock under redevelopment

Right sizing the role of state and the market at different levels

32% Not catered by the market State as Provider and Enabler 68% Catered by the market- State as Enabler

Housing as per the local land and labor market at micro level (city specific)

Affordability depending on two local factors: Income of Households (by local labour market) Least Priced Formal Dwelling Unit (by local land market)

Standards impose cost and spectrum of regulations and its implications

As much focus on rental as is already there on ownership

Relaxation on of standards, regulations and other transaction for housing will result in improving the delivery of affordable units.

Consider rental as a major alternative to meet the housing shortage of the city with increasing population due to migration.

Inclusive of privaate and public housing

Retroffitng or redeveloping existing housing stock that is formal, yet substandard by providing regulatory and financial support.

Yasin Kabaria | PUH20409

PROVISIONARY & REGULATORY SUPPORT FOR HOMELESS 3.2. P4 - PROVISIONARY & REGULATORY SUPPORT FOR HOMELESS PROBLEM STATEMENT “ Although shelters are available, many prefer to live on streets for various reasons like – 1) Livelihood linked to the location, 2) if they stay on roads for long, they will get a permanent house from Government; 3) Renting into the slums because of affordability, but there is a resistance from the slums to take on Homeless as a tenant.” POSITIONING OF SUBSTRATEGY ON CONCEPTUAL FRAMEWORK

CURRENT SYMPTOMS OF THE PROBLEM

UNDERLYING ROOT CAUSES OF THE PROBLEM

77% have No ID Proofs No Access to Food

64% Migration from Rural to Urban

Risk to Life & Safety Social discrimination

23% Unemployment Lack of Affordability

Fear of eviction Lack of Shelters

18% Domestic Violence Disabilities

STAGE 3 : CITY HOUSING STRATEGY STAKEHOLDER MAPPING

The shelters under NULM scheme would be established by the State/ULBs and operated either by them or through agencies identified by the State or ULBs. For construction of new shelters, it will be the responsibility of the State Government/ ULB to bring in the land. REVIEW OF CURRENT POLICY/ FRAMEWORK

Yasin Kabaria | PUH20409

PROVISIONARY & REGULATORY SUPPORT FOR HOMELESS CASE STUDY 01: SHELTER FOR URBAN HOMELESS: Jyoti Samajik Sewa Sangstha (JSSS) Site Specifications:

• Area Of The Site : 735 Sq Mt • Location of the Site : East Zone - Varacha • Occupancy : 158 person • Operational Hours : 24 hours • Amenities : Toilets, Lockers, Drinking Water, CCTV. • Open for : Individual and Family • Facility : Dormitory System • Total Construction Cost : 13,6 49,000 INR • Operational and Maintenance Cost (5 Years): 7,120,000 INR

Operation and Maintenance :

• Constructed by: Tata Trust • Funded by: 60% Central Govt.; 40% State & ULB Fund. • Run by: an NGO JSSS (Jyoti Samajik Sewa Sangstha) • User Fees: 1/10th beneficiaries daily wages : 10 INR • Food: Free Breakfast; Dinner @ 10 INR

TOTAL COST ESTIMATED FOR CONSTRUCTION :

20,796,000 INR (2.07 Cr)

TOTAL COST ESTIMATED FOR O&M :

1,424,000 INR ( PER YEAR )

CASE STUDY 02: TEMPORARY HOMELESS SHELTER: INTERIM SOLUTION : WhetherHYDE tent Site Specifications:

• Size of Weather Hyde Tent: 1.5m x 1.8m = 2.7 sqmt. • Peak height of the Tent: 1.5m • Capacity: 3 adults or a family of 2 adults & 3 children • Installation Time : 15 Minutes • Cost per Tent: Family-21,000 INR; Individual- 4600 INR

A new ‘Home’ is a tent designed by Singapore based, NGO billionBricks. This homes are (WhetherHYDE tent). Weather HYDE tents can be used to house the people at night. Weather HYDE tent is an all weather tent, easily deployable and very compact in nature. N

STAGE 3 : CITY HOUSING STRATEGY PRE & POST COVID HOMELESS SURVEY Primary Survey

Homeless Shelters

Difinition Census 2011 : “ ‘Homeless’ (Family / Individual) are those who do not live in Census houses, but rather stay on pavements, roadsides, railway platforms, staircases, temples, streets, in pipes, or other open spaces.”

8202

1311

Shelter by NGO

Total Homeless

1500

11013

HOMELESS MORE CONGESTED NEAR THE CORE CITY AREA

HOMELESS SCATTERED AMONG OTHER PART OF THE CITY AREA

2019-2020:

2020-2021:

Total No. of Homeless from the Survey

: 9248

Survey Locations :

400

Total No. of Homeless from the Survey :

8202

Survey Locations :

413

Even with revisiting 413 locations & covering most of it, there is a decrease in the Homeless number of 1046 which is 11 % from previous year survey. This is because of Lockdown Scenario & Corona Guidelines by maintaining safe distances. It was also noticed that some of the migrants homeless went back to their respective Hometowns. Yasin Kabaria | PUH20409

PROVISIONARY & REGULATORY SUPPORT FOR HOMELESS STRATEGIC FRAMEWORK TO CATER THROUGH INTERVENTION

HOMELESS MOBILE APPLICATION

ALTERNATIVE SOLUTIONS AND EVALUATION

App Specifications: • Total Application Cost : 4 lakh (as per market 2021) • A2 Barcode Poster Prints Cost : 50 INR / Print • Poster Pasting : 3.5 INR / Poster Print Considering 1000 different Locations • Posters and Advertisements : i.e. O&M

Cost - 53000 INR

TOTAL COST FOR APPLICATION AND ADVERTISEMENTS :

4,53,000 INR (4.53 Lac)

STAGE 3 : CITY HOUSING STRATEGY ALTERNATIVE SOLUTIONS AND EVALUATION PROPOSAL 1: NEW HOMELESS SHELTERS Overlaying potential locations along with the existing shelters and proposed new homeless shelters near the homeless clusters found in Surat city, there are 8 potential locations where new shelters can come up. New shelters proposed should be near to job centres, markets, labour Nakas and transport hubs.

There are about 4264 people (77%) of homeless who do not have any IDs. There are about 4208 people (76%) of homeless never accessed any kind of shelters. There are about 3101 people (56%) of Homeless from 25- 65 year age groups. 378.4 acres of SEWS land under SMC; 45% of land are vacant.

COST FOR NEW 8 NEW SHELTERS : (Capacity 380 each) Considering per sqm cost to be 25600 INR Total capacity : 2945 people Total Area Required : 14725 sqm Total Construction Cost : 376,960,000 INR Total O&M Cost : 26,505,000 INR (Per year) Yasin Kabaria | PUH20409

CHRONIC HOMELESSNESS

Priority should be give to the most vulnerable people, senior citizens, women and families.

Capacity building resource centre and Help Centres should be present at every homeless shelter, run by NGOs or CBOs.

TOTAL COST FOR 8 SHELTERS : 403,465,000 INR (40.34 CR)

PROVISIONARY & REGULATORY SUPPORT FOR HOMELESS

PROPOSAL 2 : TRANSITIONAL SHELTERS This is an Interim solution to house short term homeless people and other sleeping of the Road (ROW), side footpaths, Transport corridors, Under the Flyovers, etc. Through this solution, we can reduce the people sleeping along this hazardous spaces. Identifying different lots which can be used as a ground for setting-up these tents near markets, railway stations, transport hubs, labour markets,etc.

25% Sleeping on roads and footpaths : 1385 18% Under Existing Flyover Bridge : 1008 Weather HYDE tents can be used to house the people at night. This tent is an all weather tent, easily deployable and very compact in nature.

TRANSITIONAL HOMELESSNESS

This can eliminate accidents that happen to homeless population on ROW.

TENT SPECIFICATION : Size of Weather Hyde Tent: 1.5m x 1.8m = 2.7 sqmt. Peak height of the Tent: 1.5m Capacity: family of 2 adults & 3 children Installation Time : 15 Minutes Cost per Tent: Family-21,000/-; Individual- 4600/Require Tent for : 2393 people Cost for the Tent : 11,007,800 INR (1.10 Cr) O&M Cost (30/- per month): 861,480 INR (per Year)

The O&M of all the tent will be carried out by the Help Centre from the Homeless Shelter nearby.

A nominal amount 1/10th of the daily wage or 15/- per day can be collected from the people using the shelter for O&M.

TOTAL COST FOR TENTS : 11,869,280 INR (1.18 Cr) N

STAGE 3 : CITY HOUSING STRATEGY ALTERNATIVE SOLUTIONS AND EVALUATION PROPOSAL 3: ADAPTIVE RE-USE OF OLD EXISTING STRUCTURES FOR EMERGENCY SHELTERS

PROPOSAL 4: SHELTER FOR CONSTRUCTION WORKERS

This proposal is for People experiencing homelessness or in emergency or crisis situation who can directly access these point to other support services & programs. Adaptive re-use of old unused/ poor Govt. structures & 27 old Ren Basera’s not only into Day-night shelters but also as Emergency shelters when needed.

1. Heavy fine of 0.5% or 1% of total project cost and/ or punishment of imprisonment of one year to be imposed when employer violates worker Act or if he does not provide decent temporary shelter on site as per BOCW Act. Provision of Creche / Anganwadi for working women children as per the Act. 2. Employer Renting out a near by govt. land for the time being of the Project, within 0.5– km of the site.

COST FOR RETRO-FITTING 27 old Ren Baseras and Old I.D. Hospital into Emergency Shelter: Considering per sqm cost to be 22,680 INR Total capacity : 1353 people Total Area Required : 6765 sqm Total Construction Cost : 153,430,200 INR Total O&M Cost : 12,177,000 INR (Per year)

THE RENT to be paid by the Employer to the SMC : Rent amount : (as per the Land Area) GST : 18% on the Rent Amount Security Deposit : Same as Rent Amount Municipal Tax : Rs 35/- to 65/- per Sq.mt

TOTAL COST FOR 28 SHELTERS : 165,607,200 INR (16.56 CR)

Total No. of construction workers = 91800

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Total area under construction work : 2185302 SqMt = 540 Acres of Land. Ave. Workers/Acre : 170.

PROVISIONARY & REGULATORY SUPPORT FOR HOMELESS

HOUSING STRATEGY STUDIO 2021| SURAT |

CAPITAL INVESTMENT PLAN

•

None

REVENUE REVENUEINCOME INCOME

CAPITAL EXPENDITURE CAPITAL EXPANDITURE

CAPITAL INCOME CAPITAL INCOME

•

Total cost for New Shelters: 40.34 Cr. INR • Total cost for the Tents: 1.18 Cr. INR • Total cost for Retro-fitting: 16.56 Cr. INR • Total Cost for App: 4.53 Lac. INR

58.13 Cr. INR

0 INR

• •

REVENUE EXPENDITURE TOTAL REVENUE EXPANDITURE

Total Rent from the Shelter: 1.56 Cr. INR Total Rent from the Tent: 1.29 Cr. INR

•

O&M cost for the Shelter: 3.87 Cr. INR • O&M cost for the Tents: 8.61 Lac. INR • O&M cos for App: 0.53 Lac. INR

3.96 Cr. INR

2.85 Cr. INR

Source : Primary Source

CAPITAL INVESTMENT PLAN HOUSING STRATEGY STUDIO 2021| SURAT |

INSTITUTIONAL FRAMEWORK

INSTITUTIONAL FRAMEWORK :

INSTITUTIONAL FRAMEWORK

FUNDING

CENTRAL GOVT.

60 % FUNDING INSTITUIONAL FARMEWORK

STATE GOVERNMENT

40 % FUNDING

IMPLEMENTATION

LOCAL URBAN BODY

URBAN LOCAL BODY

FINANCING

NGO

MAINTENANCE

PRIVATE AGENCY

CONTRACT - O&M

N Source : Primary Source

STAGE 3 : CITY HOUSING STRATEGY 3.3 CAPITAL INVESTMENT PLAN, PRIORITISATION AND PHASING TOTAL CAPITAL INCOME

29649.76 CR INR TOTAL CAPITAL EXPENDITURE

25158.86 CR INR TOTAL REVENUE INCOME

3851.03 CR INR / YEAR TOTAL REVENUE EXPENDITURE

1861.98 CR INR/ YEAR

CAPITAL SURPLUS

TOTAL CAPITAL INCOME - TOTAL CAPITAL EXPENDITURE

= 4490.9 CR INR

REVENUE SURPLUS

TOTAL REVENUE INCOME - TOTAL REVENUE EXPENDITURE

= 1989.05 CR INR

Yasin Kabaria | PUH20409

3.4 INSTITUTIONAL FRAMEWORK

PROVISIONARY & REGULATORY SUPPORT FOR HOMELESS PRIORITISATION

STAGE 3 : CITY HOUSING STRATEGY POLICY AND REFORM FRAMEWORK

Yasin Kabaria | PUH20409

PROVISIONARY & REGULATORY SUPPORT FOR HOMELESS REFLECTIONS AND LEARNING OUTCOMES

The aim of the housing strategy studio was to understand the Housing Ladder in Surat and propose a vision to initiate an upwoard movement on this ladder through enabling and provisionary sub-strategies to augment the market. Where through the survey we could identify that 32% of the households are not catered by the formal housing market whose income are below 3 lakhs per annum. The whole basket of strategies has been trying to achieve this upward movement starting from the lowest in the strata i.e. homeless to the higher income group of the income pyramid.

1 2

AFFORDABILITY OF HOUSING is an all-encompassing issue over the spectrum of income. Housing policies and programs have to reflect and react to the LOCAL LAND AND LABOUR MARKET, HOUSING PRICE AND HOUSEHOLD INCOME which are the core factors that decide the affordability of unit.

Housing is PRIVATE GOOD at large but for the ones who are not catered by the market the State needs to intervene and provide it as a WELFARE GOOD. With its limitations and inadequate resources to cater to housing need/demand of each individual, the State needs to SHIFT ITS ROLE of that from a PROVIDER TO THAT OF AN ENABLER to the market, through a spectrum of enabling and provisionary strategies.

The overall CAPITAL INVESTMENT PLAN is SELF FINANCING & few are CO-FINANCED BY THE STATE, which attempts to reduce the additional burden on the State’s budget, also this allows for the simultaneous implementation of several sub-strategies.

Through the implementation of these strategies there would be a SHIFT OF THE AFFORDABILITY LINE TOWARDS THE LEFT, enabling more & more households to affordable dwelling units.

Provisionary and Regulatory support for Urban Homeless : “ Providing Temporary homeless shelters and affordable housing, employment opportunities, and removing the discrimination are good solution for primary prevention. The absence affordable housing is the main reason for homelessness. By providing employment opportunities, the homeless can become more self-reliant and will also prevent social exclusion. Providing better health and educational facilities can help poor people to find suitable employment. Homelessness is serious issue affecting people of all age groups. Prevention, early intervention, providing adequate housing, nutrition and a comprehensive strategy is important to stop homelessness in the city. ” N