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Final Case Study 0506

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AFFORDABLE HOUSING DEVELOPMENT CASE-STUDY REVIEW A STUDY OF PUBLIC & PUBLIC PRIVATE PARTNERSHIP MODELS FOR AFFORDABLE HOUSING DEVELOPMENT: CASE STUDY OF GUJARAT & RAJASTHAN SUBMITTED BY: ABHISHEK K. BHATT (UC 0506) UNDER THE GUIDENCE OF: PROF. JIGAR PANDYA (VISITING FACULTY-CPM, CEPT) FACULTY OF TECHNOLOGY CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)
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Page 1: Final Case Study 0506

AFFORDABLE HOUSING DEVELOPMENT

CASE-STUDY REVIEW

A STUDY OF PUBLIC & PUBLIC PRIVATE PARTNERSHIP MODELS FOR AFFORDABLE HOUSING DEVELOPMENT: CASE STUDY OF GUJARAT &

RAJASTHAN

SUBMITTED BY:

ABHISHEK K. BHATT (UC 0506)

UNDER THE GUIDENCE OF:

PROF. JIGAR PANDYA (VISITING FACULTY-CPM, CEPT)

FACULTY OF TECHNOLOGYSCHOOL OF BUILDING SCIENCE & TECHNOLOGY

CEPT UNIVERSITYKASTURBHAI LALBHAI CAMPUS, NAVRANGPURA, AHMEDABAD.

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

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AFFORDABLE HOUSING DEVELOPMENT

CASE STUDY -1: GUJARAT STATE(EWS HOUSING UNDER T.P. SCHEME MECHANISM)

AHMEDABAD URBAN DEVELOPMENT AUTHORITY (AUDA)

Gujarat urban Ranking 3rd most Urbanized stateAhmedabad Population (2011) 65 LakhsArea of the City 500 Sq.kms.SEWS Households in city (2006) 105,542Projected Population Ahmedabad (2035) 10 to 11 millionNo. of Slums (2001) 1123% Slum Population 25.77 %

Inadequate housing stock & inadequate infrastructure facilities resulted into development of slums in various areas of Ahmedabad.

The projected population of Ahmedabad in 2035 is 10 to 11 million so to prevent growth of slum and rehabilitate existing slums is the aim of AUDA.

T.P. SCHEME MECHANISM:

AUDA uses Town planning scheme tool to provide basic infrastructure services /serviced land in developing or peripheral areas of Ahmedabad.

A T.P. scheme generally consists of 250 to 300 acres. From the total land area 40-50 % of the land is reserved for public purpose.

From the reserved land, 15 per cent of land is reserved for roads, 5 percent for open spaces (play ground, garden, parks), 5 per cent for social infrastructure (schools, dispensaries, fire station, public utility) etc. and there are also norms for up to 10 per cent reservations for SEWS housing.

EWS HOUSING FOR THE URBAN POOR:

As per the CDP 50,000 dwelling units were proposed in the area of AUDA. It was planned to complete by 2012.

YEAR DWELLING UNITS

2006 8000

2007 2000

2008 8000

2009 8000

2010 8000

2011 8000

2012 8000

Total in 7 years 50,000

At, present construction of 8000 units has been taken up by AUDA.

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

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AFFORDABLE HOUSING DEVELOPMENT

Totally 15,500 houses have been constructed and 9598 units have been successfully allotted to the beneficiaries.

MECHANISM OF DEVELOPMENT OF HOUSING FOR SEWS:

MECHANISM OF ALLOTMENT OF EWS UNITS TO BENEFICIARIES:

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

STEP 1 RESERVATION OF LANDAUDA reserves about 7-10 % of land in each T.P. Scheme through town planning scheme mechanism.

STEP 2 PLANNING & DESIGNDesigning & planning of units done through consultation (hcp-dpm)

STEP 3 COST ESTIMATEWorking out quantities & cost of the units for tender purpose

STEP 4 NOTICE INVITING TENDER N.I.T. For construction of units with construction of internal infrastructure facilities

STEP5 AWARDING CONTRACT After 2-bid tendering procedure construction contract is given to the applicant/developer.

STEP 6 HANDING OVER THE DWELLING UNITS TO AUDA

STEP 1

APPLICATIONBeneficiaries apply for the units with all the details like Income,Work,Family,Existing Shelter and other legal information.

STEP 2

RECORD OF APPLICATIONAUDA EWS Housing Department keeps a record of applicants with category distribution of General, SEBC,SC,ST,PH.

STEP 3

COMPUTERISED DRAW AUDA makes a Computerised Draw for the Available Units (Say 6000), Succesful Applicants are again listed as per their Category.

STEP 4SALE DEED AND BANK LOANAuda arranges a long term loan for the beneficiaries and also takes a certain amount at the time of allotment of unit.

STEP5

BIOMETRIC VERIFICATION SYSTEMThe thumbprints of beneficiaries are taken as biometric verification so that afterwards there is no problem of illegal occupancy.

Page 4: Final Case Study 0506

AFFORDABLE HOUSING DEVELOPMENT

ADVANTAGES OF THE EWS HOUSING SCHEMES:

EWS housing in Ahmedabad helps in reducing slums and stops slum growth in the city.

AUDA provides well-planned infrastructure facilities like water supply, Drainage, electricity, paved area, schools, Commercial areas, ring road connectivity to the beneficiaries.

A person from economically weaker section can have his own house at a subsidized rate / within affordable limits.

AUDA provides the land totally free of cost with no other legal problems and construction problems.

People need not to migrate in a big city and live in slum.

EWS families can enjoy the entire good regulated life and good environment free from filth & dirt, etc.

AUDA also arranges facility of finance for construction of houses through banks. These are returnable loans in instalments of 15 years, but with a condition that a down payment is made by beneficiary at the time of booking the land.

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

Page 5: Final Case Study 0506

KRISHNADHAM EWS HOUSING PROJECT, PRAHLADNAGAR

AFFORDABLE HOUSING DEVELOPMENT

KRISHNADHAM EWS HOUSING PROJECT

T.P. Scheme No. = 25 F.P. No. = 271 Plot Area = 109705 sq.mt. / 10.97 Hectare Total Area of the T.P. Scheme: 125 Hectare / 308 Acre Total No. of Units: 5056 Reserved land in % EWS = 8.78

Location of the Project:

Total No. Of Buildings: 158

Storey Details: Ground + 3

No. of units per building: 32

Built-Up Area of One Unit: 20.87 sq.mt.

Carpet Area of the Unit: 18.90 sq.mt.

Total No. of Units in Krishnadham-1: 2080

Total No. of Units in Krishnadham-2: 2976

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

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AFFORDABLE HOUSING DEVELOPMENT

Prahladnagar T.P. Scheme Map (Source: AUDA)

Chart showing % reservation of Land in the T.P. scheme for Public Purpose including SEWS housing as a social Infrastructure.

TYPICAL FLOOR PLAN OF EWS DWELLING UNITS

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

KRISHNADHAM HOUSING PROJECT

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AFFORDABLE HOUSING DEVELOPMENT

(Source: HCP-DPM) The entire project is constructed in modules of 4 storied buildings with 8 dwelling

units in each floor comprising of 32 dwelling units in each building.

Each dwelling unit consists of 20 sq.m. consisting of Living Room, kitchen Bathroom & WC etc.

AMENITIES:

The following amenities are there in the project:

Open Green space.

Open paved spaces.

School

Commercial complex housing shops for Provisions, communication, education

medical etc.

Area Lighting

Water Supply

Sewerage

Storm Water Disposal

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

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AFFORDABLE HOUSING DEVELOPMENT

COST ESTIMATE:

For one block of 32 Units,

The cost of Construction with internal Plumbing System = Rs. 35, 75,332. (As per

S.O.R. 2006-07)

Total Cost of Drainage Line within the Plot for 32 Units = Rs. 35,450.

Total Cost of Storm Water Line within the plot for 32 Units = Rs. 5,000.

Total Cost of Water Supply line within the plot for 32 Units = Rs. 1, 13,000.

Total Cost of Construction of Internal Roads within the Plot for 32 units =

Rs.75,950.

Total Cost of Streetlight Within the Plot for 32 Units = Rs.75,950.

Therefore, Total Cost of 32 Units with all Infrastructure facilities = Rs. 38, 10,882.

Additional 3 % Administrative & other Charges = Rs. 1,14,326.

Total Cost of 32 units = Rs. 39,25,208.

Therefore, Cost/ Unit = Rs. 1,22,662.

Cost per Sq.m. (without Infrastructure facilities only with internal plumbing)

= Rs. 5353.00

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

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AFFORDABLE HOUSING DEVELOPMENT

Total Cost of Krishnadham Project: Rs.62.02 Crores.

ALLOTTMENT OF SEWS HOUSING:

At present AUDA has stopped distributing forms for EWS housing and no new applications are registered.

The income limit for EWS category person shall be less than Rs.30,000 per annum.

The statistics of pending applications are listed below.

CATEGORY APPLICANTSGeneral 2667SEBC 2812SC 2341Physically Handicapped 191Total 8011

If for the construction of EWS housing, slums are removed than those people residing in the slum directly gets their house in housing scheme of AUDA, they do not have to go through the computerised lottery procedure.

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

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AFFORDABLE HOUSING DEVELOPMENT

OTHER INITIATIVES BY AUDA:

AUDA adopted Aluminium Formwork system for construction of RCC units.

The housing units are rigid reinforces box structures which has no joints and is quite resistant to seismic condition.

Aluminium formwork is cost-effective and less time consuming. It also gives the building a very good finish and no need to plaster the walls.

Maintenance of House is easy and cleanliness is also achieved.

Due to aluminium formwork structures are completed at the rate of four days per floor.

MAINTANENCE OF THE UNITS:

Earlier AUDA used to maintain the colonies itself but now under a new initiative, maintenance cost- which is a nominal sum is collected from residents.

One co-ordinating officer is appointed for each housing colonies and who is in constant contact with the owners.

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

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AFFORDABLE HOUSING DEVELOPMENT

The maintenance fee is added in the instalment and the co-ordinating officer is responsible for its collection.

SOCIAL BENEFITS:

AUDA allots houses in joint names of husbands and wife, the first name being the wife’s. This does not allow the husband to sell off the property without her consent.

At the time of allotment AUDA takes a photograph of the family and biometric data of the owners. These are verified during checks conducted time to time by inspectors carrying portable biometric machines.

CASE STUDY – 2: RAJATHAN STATEEWS/LIG HOUSING THROUGH AFFORDABLE HOUSING POLICY-2009

JAIPUR DEVELOPMENT AUTHORITY

Rajasthan has current urban population of 1.79 crores which is expected to grow about 2.27 crores up to 2021.

The state has a current housing shortage of 10.7 lakh units and it can reach up to 17 lakh in 2021 if the issue is not treated.

State launched “Sahbhagita Avas Yojana” to promote EWS/LIG housing through private participation.

Rajasthan state targets 1, 25,000 houses for EWS, LIG, MIG category to be constructed within the period of years 2009-2012.

AFFORDABLE HOUSING POLICY (PPP MODEL)

A special nodal agency called “Avas Vikas Limited” was formed which completely looks towards planning, development, bidding and execution of EWS/LIG units through Affordable Housing Policy.

The policy comprises of 5 models.1. Mandatory Provisions2. Private Developers on land owned by them

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

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AFFORDABLE HOUSING DEVELOPMENT

3. Private Developers on acquired land 4. Private Developers on Government Land5. Slum Housing

Model No.2, 3 & 4 is explained as below:

Model No.2 = Private Developers on land owned by them

Selected Developer to take up construction of EWS/LIG/MIG-A flats on minimum

52 % of land.

Built-up EWS/LIG/MIG-A flats to be handed over to the nodal agency at pre-

determined rates, which is allotted to the beneficiaries through lottery system.

Developer is free to construct MIG-B/HIG flats on remaining land.

Several Incentives offered to developer.

A minimum of 5 acre land is required.

Model no.3 = Private Developers on acquired land

Selected developer can take up construction of EWS/LIG/MIG-A flats (G+3) on the land acquired by ULB/ JDA.

Land would be made available to developer on payment of compensation (Land acquisition cost + 10 % Administration Charges)

Developer has to hand over the EWS/LIG/MIG-A flats to Nodal agency at pre-determined cost.

Model No. 4 = Private Developers on Government Land

Earmarked Govt. land to be offered free of cost to the developer to be selected

through open bidding process.

Developer shall be free to use the remaining land as per his choice for residential

purpose with 10 % for commercial use.

Developer quoting maximum no. of EWS/LIG/MIG-A units free of cost to

JDA/ULB will get the project. (G+3 Format)

INCENTIVES TO THE DEVELOPER:

FAR = Double of the permissible FAR

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

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AFFORDABLE HOUSING DEVELOPMENT

Additional FSI can be converted into T.D.R. which developer can use in his other

scheme.

Additional 0.5 FAR for timely completion of EWS/LIG units.

External Development Charges = Zero

Building Plan Approval Fees = Zero

Agricultural Land Conversion Charges = Zero

Fast Track Approval of the Project – Within 30 Days

Buy back of the Flats by the nodal Agency of the State Govt. at Pre-Determined

Price i.e. Rs. 750/ sq.ft. on super built up area for EWS/LIG and Rs. 1000/ sq.ft.

for MIG-A.

EWS – 325 sq.ft. (30.19 sq.mt.) - Cost Rs. 2,40,000. (Super Built-up) LIG – 500 sq.ft. (46.45 sq.mt.) - Cost Rs. 3,75,000. MIG-A – 700 sq.ft. (65.03 sq.mt.) – Cost Rs. 7,00,000.

The sides/rear setbacks are also relaxed up to minimum 3 mt. On EWS/LIG housing plot.

ELIGIBILITY OF THE DEVELOPER:

Minimum 3 years of experience as developer in Building Works (Good record)

Total Net worth of last three years = min. 10 % of project cost

Should have executed 2.0 Acre of Residential or Commercial Development

JV or SPV is also eligible

CRITERIAS FOR SELECTION OF AFFORDABLE HOUSING SITE

Proper approach

Availability of Local Public Transport

Availability of Water & Electricity

Primary School to be near Vicinity

Primary Health Centre facility nearby

AGENCIES INVOLVED IN ANY AFFORDABLE HOUSING PROJECT:

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

Page 14: Final Case Study 0506

E.O.I. By AVL for Invitation Of Proposals

Short Listing of Proposals by AVL

Enlisting of Successful Developers for the scheme by AVL

Proposal for Development of the scheme by successful developer to AVL

Issuance of approval by the State Govt.Invitation for the booking for EWS/LIG flats by AVL

Scheme to be submitted to JDA by the Developer

AFFORDABLE HOUSING DEVELOPMENT

FLOW CHART FOR MECHANISM OF THE HOUSING DEVELOPMENT

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

AVAS VIKAS LIMITED

JDA/ ULB

PRIVATE

DEVELOPER

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AFFORDABLE HOUSING DEVELOPMENT

TRI-PARTY AGREEMENT:

There is an agreement done between selected developer, JDA and Avas Vikas limited which defines conditions, responsibilities of the developer, quality of work & quality of materials used and roles of JDA and AVAS VIKAS LIMITED in the project.

TIME ALLOWED FOR COMPLETION OF THE PROJECT:

EWS/LIG Flats 200 nos. - 01 YearEWS/LIG Flats 400 nos. - 02 YearsEWS/LIG Flats 600 nos. & above – 03 Years

RESPONSE BY THE DEVELOPERS:

Throughout the state -75 Developers submitted detailed proposals for Model No. 265 Developers Submitted detailed proposals for Model No. 3 & 4

Details of Registration Received:

CityTotal Flats Applications received (April 2010)

EWS LIG MIG TOTAL EWS LIG MIG TOTAL

Jaipur 5616 3168 1444 10228 4019 1776 988 6783

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

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AFFORDABLE HOUSING DEVELOPMENT

Chaksu 2272 1493 448 4213 981 429 95 1505

Bhiwadi 1944 1360 542 3846 687 411 193 1291

Kuchaman 496 288 96 880 334 119 24 477

Ajmer 240 192 112 544 491 218 91 800

Dausa 208 112 128 448 187 51 18 256

Udaipur 256 128 48 432 806 690 341 1837

Grand Total

11032 6741 2818 20591 7293 3499 1660 12452

COST OF UNITS:

TO AVAS VIKAS LIMITED (NODAL AGENCY)

Category Super Built-Up

Area

Construction cost paid to developer

Amount (Lacs)

Part Subsidy amount given by GOI passed

on to beneficiary

Sale value allowed to be

chargedEWS 325 750 2.40 0.50 1.90LIG 500 750 3.75 0.50 3.25

MIG-A 600 Decided by the developer

(Not exceeding

1000 rs./sq.ft)

6.00 - -

(Source: Affordable Housing Policy-2009)

TO BENEFICIARY

Category

Sale Value fixed

(Lacs)

Super Built up

area

Income Category

Affordable EMI (40 %

p/m)

40 % EMI ceiling as per

GOI

EMI to be charged after

Interest subsidy by

GOIEWS 1.90 325 0-3300 1320 1300 1000

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

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AFFORDABLE HOUSING DEVELOPMENT

LIG 3.25 500 3301-7500

1320-3000 2500 2200

(Source: Affordable Housing policy -2009)

OTHER INITIATIVES:

Stamp Duty Reduction:

EWS Unit: 10 Rs./Flat

LIG Unit: 25 Rs./Flat

Mandatory Environmental Requirements in any Affordable Housing Scheme:

STP

Rain Water Harvesting

Wastewater Recycling & Reuse

5 % Parks

Two wheeler Parking

Participation of NGO’s:

Identification of beneficiary for affordable housing.

Giving Information to the beneficiary about government’s affordable housing initiatives.

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

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AFFORDABLE HOUSING DEVELOPMENT

Helping him/her in procurement & filling application forms.

SWARN-VIHAR RESIDENTIAL SCHEME BY JDA

Location: Near Muhana Terminal, Zone-8, Jaipur. Total Scheme Area : 52.64 Hectare / 130.08 acre

AREA DISTRIBUTION

AREA (SQ.MT.) % LANDSCHEME AREA 526438.85 100

RESIDENTIAL PLOTS 75055.85 14.26GROUP HOUSING 82811.25 15.73

EWS HOUSING 40659.14 7.72COMMERCIAL 63654.72 12.09

PARK 54581.76 10.37SMASHAN GHAT 22228.35 4.22

RESERVED 3329.81 0.63ROAD 184118 34.97

(Source: JDA)

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

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AFFORDABLE HOUSING DEVELOPMENT

RESIDENTIAL PLOTS14%

GROUP HOUSING16%

EWS HOUSING8%

COMMERCIAL 12%

PARK10%SMASHAN GHAT

4%

RESERVED1%

ROAD35%

% LAND RESERVATION FOR SWARN VIHAR

PLOTS FOR SALE (LOTTERY BASES):

Type of Plot Size of Plots No. of PlotsA 15 X 25 mt. 81B 12 X 21 mt. 86C 09 x 18 mt. 59D 07 X 14 mt. 90

Total 316

Sale prices are fixed (6200 rs. /sq.mt.) For the residential plot of each category and it is sold through lottery system.FLOW CHART SHOWING MECHANISM OF GROUP HOUSING DEVELOPMENT

FOR SWARN VIHAR

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

Page 20: Final Case Study 0506

As per Model No.4 Developer will construct group housing with minimum 50 % EWS and 30 % LIG housing + Internal Infra. Dev.

Developer will get the incentives

After Construction Developer will hand over EWS/LIG/MIG-A units as per quoted and other to sell off at his own

JDA will give EWS/LIG units at subsidized rate to beneficiaries

Development and planning of residential scheme on govt. Land/JDA

All residential plots to be sold through lottery

Group housing Plots + Dedicated EWS Housing Land to be given to selected developer through bidding process

Tri-Party Agreement

AFFORDABLE HOUSING DEVELOPMENT

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

Page 21: Final Case Study 0506

AFFORDABLE HOUSING DEVELOPMENT

(Source: JDA)

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

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AFFORDABLE HOUSING DEVELOPMENT

(Source: JDA)Construction Specifications

Aesthetically designed master plan with tree lined avenues Ground+ 3 building with beautifully landscaped courtyards Eco-friendly green development

Facilities as per town planning norms: Hospital /school (need based) Bus stop (need based) Parks/open spaces

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

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AFFORDABLE HOUSING DEVELOPMENT

COMPARITIVE ANALYSIS OF TWO MODELS FOR AFFORDABLE HOUSING

STATE GUJARAT RAJASTHANCriteria

Land Acquisition

% Land Reserved for EWS Housing

Private Intervention in Project

Model Mechanism

Design of Units

Construction Specifications

Is there any special nodal agency?

Eligibility of Developers

Amount of Units allotted

Allotment Method to Beneficiaries

Amount of time spend for allotment

Housing finance mechanism to Beneficiaries

Cost to Developer

Cost to ULB

Cost to Beneficiaries

Internal Infrastructure Facilities provided

Any other Initiatives

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

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AFFORDABLE HOUSING DEVELOPMENT

REFERENCES (For Gujarat Model):

Cost Effective Housing for Urban Poor, AUDA Construction of Urban Poor Housing in Peripheral Areas of AUDA Land Reservations for the Urban Poor: Case of Town Planning Schemes in

Ahmedabad, School of Planning, CEPT

(For Rajasthan Model)

Affordable Housing Policy,2009 Jaipur Development Authority (JDA)

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)


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