Land Management for Housing the Urban Poor

PRESENTED BY:AR. LEENA GARG DEPT. OF ARCH.

SCET, SURAT

LAND MANAGEMENT FOR HOUSING THE URBAN

POOR

Urban poverty

Health &env.

society

economy

environment

Urban rural linkages

Enterprise dev.

Human resource dev.

SUSTAINABLE DEV.

Flow chart shows the interrelation of various elements of a typical urban life.

The distortions in the interrelations between the basic pillars of sustainable development i.e. the rural-urban linkages, enterprise development, human resource development in the incorrect purview of the health and environment can result into distorted circle i.e. the urban poverty.

Land Development Techniques

Land pooling/readjustment.

The concept is to assemble small rural/urban land parcels into a large land parcel, provide it with infrastructure in a planned manner and return the reconstituted land to the owners, after deducting the cost of the provision of infrastructure and public spaces by the sale of some of serviced land.

Guided Land Development

Done in partnership with landowners who pay for the cost of servicing their land through donation of land for public infrastructure and payment of a betterment levy.

(GLD) is a land management technique for guiding the conversion of privately owned land in the urban periphery from rural to urban uses.

Legislative Tools

Land ceiling acts led tofreezing the supply of land increasing its market price, ignored the reality of the market altogether. low compensation led the landowners to

search for the ways and means of evading the Act

Fiscal Tools

Land expropriation (acquisition) and land banking

Taxation of vacant and excess land-holdings

Housing: Supply Models For Low Income Group

Housing for poor

Free market system and vested interests of large land holders can price the poor out of the housing market.

Government interventions in the urban land market are thus necessary for: Redistributing society's scarce resources so that

disadvantaged groups can share in society's output.

As per Indian Constitution, Urban development and Housing are State government subjects.

Central govt. only sets out policy frame work, offers incentive etc.

State govt. provides the legislative background.

Local govt. have evolved different instruments to regulate development and provide housing.

Govt. /Dev.Authority

Direct Indirect

over-alldev. control regulation

By cross subsidizingPrivate developers

Complete dev. Under Purview of legal act

Limited developmentUndergoes the stipulated

pattern

e.g. T.P.S.Gujarat e.g. Haryana, U.P., Delhi

Haryana Model

Under the Haryana Development and regulation of urban areas act (HDRUAA) of 1975, State Government allows the corporate private sector to operate in certain designated areas within cities and townships.

Total developed plots

20%-EWS/LIG 25%“no-profit no loss” basis.

55%- priced and sold by developer

(allotment norms by HUDA)

U.P. MODEL

In 1987 the state government issued a government order to the state’s twenty urban development authorities empowering them to provide land on a license basis to private developers to undertake land development and housing under a set of laid down conditions.

The license is given for developing land in possession of the concerned urban development authority (UDA) on the developer reimbursing the cost of land acquisition and trunk infrastructure.

U.P. ModelTotal developed

.Plots

40% EWS(UDA Speci.)

60% Market PriceBy developer

Cost recovery by UDA Cost recovery by Pvt. developer

M.P. MODEL

In 1982 a policy of mandatory reservation of 5% gross of all residential projects for “shelter less” families was announced through a government order.

It applied to all sectors- public, private and cooperative- requiring them to hand over the reserved land to the slum clearance boar (SCB) or the district administration free of cost.

CIDCO NEW MUMBAI, MODEL

The City and Industrial Development Corporation (CIDCO), a public sector institution

Over 50% of the new housing stock in navi mumbai is by CIDCO

Half of which has been built for EWS/LIG.

CIDCO HOUSING

SERVICED SITES

FULLY BUILT

HOUSING

•LOW ENTRY COST•RESIDENTS SOLD FOR PROFIT•LESS DENSITY OF Dus/unit Plot

•INCREMENTAL ADDITIONS POSSIBLE

•HIGHER OCCUPANCY/DU

•READY TO MOVE IN •HIGH INITIAL COSTS

•HIGHER DENSITY OF Dus/unit Plot •NO INCREMENTAL ADDITIONS

POSSIBLE•REDUCTION OF

COST/TIME/EFFORTS

GUJARAT MODEL

Land pooling and Rearrangement technique

Total reservation as prescribed under “the Gujarat town planning and urban development act, 1976” are as follows:

1 0 % E W S H O U S IN G(as n ear th ere to as p oss ib le )

1 5 % road sTyp e t it le h ere

5 %sch oo ls /H ea lth cen tres

1 5 %sa le fo r c om m erc ia l/ in d u s tria l

B y th e g ove rn in g A u th o rity

5 %p arks an d op en sp aces

G U JA R A T T. P . A C T(TO TA L A R E A )

Analysis

In first three-The public authority allows private developers to operate on land to which they would otherwise not have got access.

For this privilege, developers have to confirm to certain stipulations including fulfilling the social obligation of concerned public institutions of providing affordable shelters to the poor.

The development control in order to carve out reservations for EWS is thus done at micro level.

No provision is made as per regulatory legal framework at the state govt. level, the approach is effective for relatively smaller organized development only.

As a result at macro level, no substantial land is made available through reservations, no substantial dent is made so far land supply for urban poor is concerned.

Inherent problem of non-transparency of dealings and procedures

In T.P.reservation for EWS people was done as a major policy matter, not limited to some scattered development areas.

Due to variety of reasons, the stipulated levels of reservations are not made available.

CIDCO experience suggests a practical approach of high density, intensive use development.

Hyderabad Slum Rehabilitation Model advocates selective and differential reservation approach based on location preferences and promoting high density development at certain areas.(penalizing the Privileged property owners)

In Mumbai, concept of Land Sharing Redevelopment of the slum/squatter settlement area with part area retained for the rehabilitation of the slum dwellers, while the remaining part of the land is developed for concomitant commercial or middle income/high income group housing with primary objective of subsidising the rehabilitation of the existing slums.

THANKS!