Principles and Roadmap:FOR A “SLUM-FREE” DELHI

Goal = A Sustainable “Slum Free Delhi”

Previous Policy = Inferences; Failures

Current Policies = Issues, Limitations

Proposed Strategy = Democratic Self-screening= No Future Slums, if we

keep pace.

ROADMAPS . . . = Implementation of Various Scenarios.

Land Ownership of Current Slum Locations:

S.No. Name of the L.O.A. No. of JJ Cluster No. of Jhuggie in Lacs

1 DDA 425 1.80

2 Railways 80 0.60

3 L&DO and CPWD 60 0.49

4 NDMC 35 0.20

5 MCD 25 0.20

6 Slum & JJ Deptt. 80 0.40

7 Others : PWD, I&F, P&T, Delhi Govt. and Central Govt. Agencies

125 0.40

8 Cantonment Area 15 0.10

9 Gram Sabha 15 0.10

Total 860 4.20

Source: MCD Survey

Previous Govt. Policy

Relocation

Some In-situ Upgradation

Provision of some basic amenities

Observations:Leads to further poverty:

People relocated far from place of work, additional expense on travel.

Informal employment by other household members & women stopped, as no high-income households or commercial hubs in vicinity.

Children have no future:Limited resources available for children.

Lack of good quality education

The above often forces people to move back into an inner city slum - to be closer to local employment and better amenities.Source: Housing and Land Rights Network, Habitat International Coalition

Issue 1: Spatial and social integration into the larger urban community.Previous Strategy I: Forced Relocation to Outskirts of City

Sultanpuri, Mangolpuri – low income social ghettos of Delhi

Dakshinpuri…

Image Source: The Tribune, India, 2006

Seelampur, Delhi Seemapuri, DelhiImage Source: Mackenzie Berg, 2008

Issue 2: Current large concentrations of low-income social ‘ghettos’ creating Social Stigma

Large concentrations of low-income groups in one area:

Leads to “social stigma”, low self-esteem, segregation, insecurity, dilapidation & crime.Lack of investment in civic amenitiesand basic social infrastructure – these areas often perpetuate unemployment, lack of education, crime and very unsanitary living conditions.

Issue 3: Climatic sensitivity and flexibility to socio-economic needs.

Image Source: Dheeraj Patil, 2008 Image Source: Dheeraj Patil, 2008

Inferences from Mumbai:FAR-bonuses (instead of density-bonuses) lead to developers dislocating the poor from inner cities and getting undue benefits from subsidized land value sites.New relocation colonies have extremely bad design which compromises access to even fundamental amenities likedaylight and fresh air.

Inferences from Gurgaon:20% reservation of dwelling units for low-income groups – failed to provide sustainable housing due to illegal allotments and lack of management. Management of housing – both ownership and rental - is critical to long-term success.

Issue 1: Spatial and social integration into the larger urban community.Previous Strategy II: In-Situ UpgradationInferences:

Good model – tenure rights given to original residents for self upgradation over the years.

Down-side –Infrastructure, sanitation and good sewerage facilities severely lacking.

Issue 1: Spatial and social integration into the larger urban community.Previous Strategy III: Provision of basic civic amenities

Inferences:Common Toilets, sweepers

Down-side –Infrastructure, sanitation and good sewerage facilities severely lacking.Common Toilets:

Too few toilets for number of people being served.Women do not like to use them.People continue to defecate in the open.Maintenance is also generally lacking.

Anna Nagar Slum in ITO

In-situ Upgradation In-situ RE-development

Delivery

New Development

Criteria for Selection:

• High density (>600 du/ha)• High % of pucca houses• People have already invested

a lot in their homes• Infrastructure is partly or fully

existing• No environmental or health

hazards exist

• Low density (<600 du/ha)• Is within 1000 M of high-

speed Public Transport.• Potential for Area level

redevelopment or Urban Renewal and Redensificationexists.

• No environmental or health hazards exist

• All New area level plans should have 55% low-income component with cross-subsidization of services.

In-situ Upgradation – is the gradual self-construction or improvement of homes done by the community themselves with minimal govt. support and through provision of basic social and physical infrastructure services.

For in-situ up-gradation to happen, residents must be given secure tenure rights such that they may not be uprooted and relocated at random.

In-situ upgradation may be applied to areas which meet the following thumb-rule criteria:

High density (~600 du/ha)

High % of pucca houses

People have already invested a lot in their homes

Infrastructure is partly or fully existing

No environmental or health hazards exist

Have good amenities, parks & public transport in community vicinity.

Definitions:

In-situ Redevelopment – is the process of redeveloping areas with current slum settlements where new mixed-use mixed-income communities can be created with a viable cross-subsidy model, which is a function of local land values, socio-economic needs and general context of the area. For example, a commercial Mall may not be a viable cross-subsidizing use of land in an area where the demand may actually be for high and middle income housing, along with low-income groups. Therefore, a socio-economic study of local context is critical for decision making.

In-situ Redevelopment may be applied to areas which meet the following thumb-rule criteria:

Low density (<450 du/ha)

Is within 1500 M of high-speed Public Transport.

Potential for Area level redevelopment or Urban Renewal and Redensification exists.

No environmental or health hazards exist.

Need for mixing with other income groups and mixed uses.

Definitions:

New Development to Prevent New Slums – is essential so that new population coming to work and contribute to the growing economy of the city can be provided a range of viable and affordable shelter options.

Not everyone needs to be provided apartment titles or tenure rights. People are often seasonal immigrants or short term employees, and therefore a range of shelter options for the new working population needs to be developed in order to prevent the sprouting of future slums within the city. Providing dormitories or temporary rented shelter options as well as high-quality high-speed public transportation is also the sustainable way of controlling and reducing permanent immigration into the city.:

According to a 2008 United Nations Report, India will see a 26% growth in urbanized population by 2025.

The Masterplan of Delhi- 2021 provides the following targets for provision of Housing for Urban poor through Slum & JJ approaches till Year 2011 (page 129):

70,000 units through Redevelopment.

100,000 units through New Housing stock.

Definitions:

Current Govt. Policy

31.12.1998 Cut off date Proof

Below 60 K Household Income

In Situ… Allocation of New Free/ Subsidized Homes based on Eligibility Criteria:

Implications:

• Free/ Subsidized Homes are quickly sold off & people move back to slums.

• Only 10-20% of current Slum Population is “ELIGIBLE”. But where will the rest go??

• Not a sustainable or “realistic” model.

Proposed Strategies

Giving People a spectrum of Affordable Shelter Options.

Shelter is a Human Right, not Home Ownership.

Shelter is a Human Right – Not Apartment Titles.

One Size Does not Fit All –Give people Options for self-selection.

The goal of our approach to a Slum Free Delhi is that people of all income groups and various strata of society are given formal + hygenic options for shelter – for living within, or in the outskirts, or in the various sub-cities of Delhi – based on their paying capacities and lifestyle choices.

Upgradation of current Shelter conditions to acceptable standards as well as provision of requisite amount of new housing stock, as per socio-economic context and MPD-2021 targets – would prevent the formation of new slums.

Our approach follows the Guidelines for Slum Free City planning laid down by the latest Draft by Rajiv Awas Yojna (RAY) for Ministry of Housing & Urban Poverty Alleviation.

GOALS:

PRINCIPLES:

Provide various Housing & Upward Mobility Options to all

In-situ up-gradation (NO demolition)Existing

Low-income or ‘slum’ population

New low-income

immigrants

NEW MIXED INCOME COMMUNITIES:near transit,with shared amenities

MOST EXPENSIVE:

Relocated to new Pre-constructed location: distant from current location but close to MRTS.

Rental (shared or single) - YEARLY

Rental (shared or single) - MONTHLY

LEAST EXPENSIVERental (shared or single) - MONTHLYRental (shared or single) - MONTHLYRental (shared or single) - DAILY

Rental (shared or single) - MONTHLYRental (shared or single) - MONTHLYRental - NIGHT SHELTERS

Provide Upward Mobility Options

Phased redevelopment:at current location in city

Relocated New Development: within 2 km of current location

12 m2Kitchen counter

Shared bathroom

15 m2Small kitchen

Shared bathroom

18 m2Small kitchenIndependent bathroom

25 m2One bedroomMedium size kitchenIndependent bathroom

A variety of affordable unit-size choices WITH SHARED OR INDIVIDUAL TOILETS - can be provided based on family size; income level and household savings...

MAIN STREET

Shared Toilet/ Bathroom for 20-25 persons

Woo

nerf

Provide a Variety of Housing Options – through innovative design, community participation and micro-finance models.

UNDESIRABLE OPTION

Double loaded corridor buildings with homes on both sides – do not allow adequate ventilation.

DESIRABLE OPTION FOR VENTILATION

Low-rise housing with double aspect homes without corridors – is preferable as it allows adequate

ventilation of homes.

RECOMMENDED OPTION

Design details can allow the internal courtyards to be used by residents for a variety of uses (cottage industry, kids

playing, clothes washing and drying, social gatherings, etc.

Block FSI = 4.0Density = 1600 units/Ha

DESIGN CRITERIA: Double loaded corridor buildings are NOT recommended. Single loaded (double aspect) buildings are recommended – as this allows adequate natural ventilation and daylighting of homes.

Microclimate of shared courtyards:Grass and trees greatly help reduce heat island effect and create comfort in open spaces.

However, internal courtyards should not be fenced off as shown above. Courtyards (with permeable paving, instead of grass) are more usable for children playing , cottage industries, etc. Terraces are also valuable play areas for children.

Block FSI = 1.5Density = 600 units/Ha

Block FSI = 1.8Density = 750 units/Ha

Image Source: Author

Density caps may need to be increased from the current allowable 600 du/Ha

Schemes need to allow people to CUSTOMIZE their homes and surroundings to their needs…

Shared spaces can be used by women’s cooperatives to generate home-employment. From here, women can supervise children at play on terraces, courtyards, etc.

Social and Circulation spaces in taller buildings

Community halls provide living space outside the family’s small apartment.

Charles Correa – Maharashtra Housing, 1999

Community Spaces must be inbuilt into design

Rapid Transit Station(Metro/ BRT)

Low income housing(Size < 250 families)

High/ Middle income housing

Commercial

Offices/ Light Industrial

Schools/ Libraries/ Civic uses

Public Parks

1500 M walkingradius

Image Source: Paromita (Romi) Roy

An “Ideal” Community LayoutAll new or redeveloped high-density housing must be within 1500-2000 M walk/ cycling distance from an MRTS Station.

Housing options must be clustered with local employment opportunities – both formal and informal. This includes proximity to High-income groups to provide informal employment.

To avoid the creation of large “planned slums”, New low-income groups must be integrated in small clusters within mixed-income mixed-use neighborhoods. This also allows cross-subsidization of physical and social infrastructure for low-income groups.

• Give Tenure Rights at a cost, OR• Develop with Renumerative uses

to cross-subsidize housing and services. • Funded through (Public or Private)

Developer investment and personal/ group savings.

Land Construction Services Maintenance-Upgradation

Economic prosperity

• Government funded and built

• Funded through Group-pooling and Micro-finance schemes.

• Funded through Group-pooling and Micro-finance schemes,

partnering with NGOs+CBOs.

DeliveryEnableFinancing

Design & Micro-finance

CBOs & Cooperative

based Management

Secondary Street / Lane

Main Street(High Visibility / Commercial Value)

Low Income Housing Units

Mid-High Income Housing/Commercial Uses

Secondary St.

Main Street

(High Commercial Value)

• Cross Subsidization should only be for infrastructure and amenities.• Symbiosis through Proximity b/w HIG & EWS.• Common Shared Amenities – Schools, Parks, Markets

Direct subsidies towards housing cost should not be provided as this is not a feasible and sustainable model for the city to finance. Moreover, providing subsidized flats only tempts or induces people to sell or rent them out immediately in order to increase their liquid incomes, and therefore does not actually solve the housing problem.

Strategies for Efficient and Natural Storm Water Management:

a) Storm water management should be separated from waste water treatment to reduce pressure on infrastructure costs required for piping, conveyance and treatment.

b) A 3-tier approach for natural storm water management should be followed….

i. Treat at Source – using bio-swales, filtration beds, raingardens, etc. which can be integrated within the planted edges of streets. This helps save huge piping costs.

ii. Capture and Convey Naturally – Parks, forests and residual open spaces should be used as Detention and Retention ponds during rainy seasons – to purify and absorb water at source.

iii. Final Treatment - of remaining storm water can take place at a natural treatment wetland or an constructed facility.

Treat at Source:Use street-swales or raingardens to filter and convey water naturally. This also helps save on piping cost, while providing additional greenery.

1)

Capture and Convey Naturally: Parks and Open spaces should be multi-used as detention ponds during rainy seasons, while remaining usable green spaces for the rest of the year.

2)

Final treatment of remaining storm water can take place at a natural treatment wetland or a conventional facility.

3)Detention PondDetention PondWetlandWetland

Parks/ DetentionParks/ Detention

Street bio-filtration bedStreet bio-filtration bed

run-off

run-off

Filtered

and a

bsorb

ed flo

w

Infrastructure must be Decentralized & use Natural Systems:

To provide adequate sanitation and systems to deal with waste and sewage, several strategies can be employed for reducing pressure on the sewage system and improving the environment of the overall community:

Separate the sewage + waste water system from the storm water management system;• Employ Decentralized Sewage Treatment Systems to recycle upto 80% of Waste water – and reuse it locally. • Reverse Osmosis can help further treat recycled sewage water to drinkable standards.

If low-income groups are located in integrated high-density mixed income communities, common facilities like bio-gas plants and aerobic/ anaerobicdigesters can be constructed. Biogas thus generated can be used in community kitchens, restaurants, etc. while energy generated from the waste could benefit the entire community.

Resource & Waste Management

Organic Waste Treatment Separation

Recyclables Residual

Off-Site Disposal(Landfill)

On-siteGasificationOff-Site Sale

BiogasCompost

Energy Generation / vehicle fuel / cooking

Sale for landscaping and/or agriculture

Image Source: dailymail.uk.co

Recycle and reuse waste locally; Recycle and reuse waste water for the larger community, wherever possible.3.3

Fixed

Floating

The “floating” type biogas plant at a Working Women's Hostel, Trivandrum

A “fixed” type biogas plantunder construction.

Reuse organic waste to produce biogas: a technology used through history in rural India, now should be implemented in cities.Image Source: industrialgasplants.com

A natural sewage treatment facility implemented in Bombay University

by NEERI

Infrastructure must be Decentralized & use Natural Systems:

ROADMAP - WAY FORWARD:

Test Site

Physical Survey

Bio-MetricSurvey

Environmental Suitability(Nallahs, floodplains, etc.)

Infrastructure Services

Ward/ Assembly LevelWard/ Assembly Level

Social Amenities (Schools/ Parks/ Clinics/ etc. as /MPD)

• Existing Capacity• How much more needed?

• Is decentralized Infrastructure feasible?

• Space requirements for additional infrastructure…

Proportion of Renters vs. interested Home Owners

Lifestyle Requirements

• Renters• Home Owners

• Is decentralized Infrastructure feasible?

• Unit Design/ Composition:• 12 sq m• 18 sq. m• 25 sq m

Paying Capabilities

Social Networks, NGOs/CBOs • Space requirements for social activities

Eligibility

Ineligibility

Type of In-Situ Strategy

Beneficiary Allocation

Many Affordable Options –Rental or Ownership

Upgradation, Redevelopment, or local Relocation

Socio-Economic

SurveyLocal Economic Synergies

SOI

Suitability Analysis

Codal Analysis

Transportation and Amenities

PHYSICAL SURVEY:

• Environmental Suitability• Land availability

• Existing Amenities

SOCIO-ECONOMIC SURVEY:

• Economic Synergies.• Paying capacities

• Cultural mixIn-situ Strategy Determination:

MCD - CORE TEAM

Multi-disciplinary; with MCD Experts +

External Experts

1. Architect, Urban Designer

2. Urban Planner3. Sociologist,

Anthropologist4. Community Finance

Expert5. Real Estate Specialist6. Decentralized

Infrastructure specialist7. Legal consultant

ROLE:Brainstorming,

Advising,Helping prepare EOIs, Scopes &

Competition Briefs,Validating data,Road-mapping,

Monitoring Implementation.

Internal “RoadMap” – for In-situ Upgradation

Internal “RoadMap” – for In-situ Re-development

Internal “RoadMap” – for Prevention of New Slums