Housing for all and challenges ahead

HOUSING FOR ALL AND CHALLENGES AHEAD

Dr K M Soni, Chief Engineer, CPWD, Mumbai

Usha Batra, Addl. DG (Arch), CPWD, N Delhi

Right to House

• Right to House is not included in theconstitutions of most of the countries

• In South Africa, “Everyone has the right to haveaccess to adequate housing“ as per the itsconstitution

• In India, the right to housing has at best foundrecognition, through judicial interpretation,under Article 21 of the Constitution thatguarantees protection of life and personalliberty.

2IBC2017-annual seminar, Dr K M Soni & Mrs

Usha Batra

Why House?

• Housing is at the centre of all life issues,including of family.

• The issues of housing and security areinterconnected.

• Poor housing conditions affect health,education, privacy, food and leads tofrequent displacements.

• Housing affects children’s life including theireducation.


Usha Batra

Right to House

• It is recognised in the Universal Declarationof Human Rights and International Covenanton Economic, Social and Cultural Rights.


Usha Batra

Article 21 in The Constitution Of India

21. Protection of life and personal liberty: No personshall be deprived of his life or personal liberty exceptaccording to procedure established by law


Usha Batra

IBC2017-annual seminar, Dr K M Soni & Mrs Usha Batra

6

The SC has ruled that the right to life is guaranteed in anycivilised society. That would take within its sweep the

right to food, the right to clothing, the right to decentenvironment and reasonable accomodation to livein. The diff. b/w the need of an animal and a humanbeing for shelter has to be kept in view. For an animal it isthe bare protection of body, for a human being it has tobe a suitable accomodation which would allow him togrow in every aspect- physical, mental and intellectual.


Usha Batra

State policies

• States are increasingly withdrawing from therealm of public housing;

• They expect the private partners/market toaddress the issue.

• So far this policy has also not succeeded.

• Recent international developments show that itis not just the poor who are vulnerable; areckless approach to housing mortgages canpush even middle-income families to a plightclose to homelessness.


Usha Batra

PMAY: Housing for All

• Government of Indiahas announcedPradhan Mantri AwasYojana (PMAY)-Urbanand PMAY- Graminunder “Housing for allby 2022” mission.

• PMAY-Urban wasannounced on 25th

June 2015 whilePMAY-Gramin on01.04.2016.


Usha Batra

Earlier Schemes for Urban Poor

• Before announcement of PMAY-Urban, RajeevAwas Yojana (RAY) was in force for “Slum freeIndia” from June 2011 and prior to that, slumrehabilitation was part of Jawaharlal NehruNational Urban Renewal Mission (JnNURM).

• Period of 2011 to 2013 was kept as preparatoryphase for RAY and of 2013 to 2022 forimplementation which was to be implementedin a mission mode.


Usha Batra

RAY-2011

• Rental and transit housing was also admissible underRAY.

• RAY was also to extend financial support to States forcreation of affordable housing stock through PPPunder the Affordable Housing in Partnership (AHP), acomponent of the scheme.

• The scheme was applicable to all slums within a city,whether notified or non-notified including identifiedand recognised, whether on lands belonging toCentral Government or its undertakings, autonomousbodies created under the Act of Parliament, Stategovernment or its undertakings, ULBs or any otherpublic agency and private sector.


Usha Batra

RAY- 2011

• It was also applicable to “urbanized villages”inside the planning area of the city, urbanhomeless and pavement dwellers.

• The scheme included in situ development, up-gradation, and re-location by way of puccahouses having an area of 21-27sqm. Rentalhousing (having area between 16-20sqm and inexceptional cases 21-27sqm) was also includedfor the tenants of slums, labourers, floatingpopulation and urban homeless.


Usha Batra

Implementation Model

• The model for implementation was throughbeneficiary led execution, ULBs or parastatalagencies. Funding pattern was 50:25:25 and75:15:10 between central government, stategovernment, and the beneficiaries for housing inplain areas having population 5 lakhs and above,and less than 5 lakhs respectively. Cost ofinfrastructure development was to be sharedbetween central government, state governmentand ULBs.


Usha Batra

AHP

• Affordable Housing in Partnership (AHP) was to beimplemented as a part of the scheme. Central supportwas to be provided at the rate of Rs 75,000 perEWS/LIG dwelling units of size up to 40 sqm forhousing. A project size of minimum 250 dwelling unitswas considered under the scheme. The InterestSubsidy Scheme for Housing the Urban Poor (ISHUP)was proposed to be continued as a central sectorscheme, called Rajiv Rinn Yojana (RRY) in the 12thPlan period which provided interest subsidy of 5% onlong tenure loans of 15-20 years limited to Rs 5 lakhborrowed by the EWS/LIG; with ceiling of Rs 8 lakhloan for LIG. Projects and beneficiaries gettingassistance under RAY were also eligible for assistanceunder RRY.


Usha Batra

Rural Housing Scheme

• For rural sector, Indira Awas Yojana (IAY) waslaunched during January 1996. This scheme has nowbeen restructured as PMAY-Gramin as CAG in 2014pointed out gaps in IAY as non-assessment of housingshortage, lack of transparency in selection ofbeneficiaries, low quality of houses, lack of technicalsupervision, lack of convergence, non-availing ofloans by the beneficiaries and lack of mechanism ofmonitoring etc.

• To address these gaps, PMAY-Gramin has beencommenced by restructuring IAY into “Housing for allby 2022” with effect from 01.04.2016

15IBC2017-annual seminar, Dr K M Soni & Mrs Usha Batra

PMAY-Gramin

• PMAY-Gramin has an objective to providevillagers a pucca house, with basic amenities,to all houseless or having katcha/dilapidatedhouses by 2022. It was planned to cover onecrore household living in kutchahouse/dilapidated houses out of about 3crores, in three years from 2016-17 to 2018-19. The minimum size of the house has beenkept as 25sqm with a hygienic cooking space.


Usha Batra

PMAY-Gramin

• The assistance for construction of toilet can beleveraged though convergence with SwachhBharat Mission - Gramin (SBM-G), MGNREGS orany other dedicated the source of funding.

• The unit assistance has been earmarked to Rs. 1.20 lakh in plain and Rs 1.30 lakh in hilly states, difficult areas and selected tribal or backward districts. The beneficiary is also entitled to 90-95 person day of unskilled labour from MGNREGS


Usha Batra

PMAY-Gramin

• The cost of unit assistance is to be sharedbetween Central and State government in theratio 60:40 in plain areas and 90:10 for NorthEastern and the Himalayan states.


Usha Batra

Features of PMAY-Gramin

• Important feature of PMAY-G is the selectionof beneficiary to ensure that assistance goesto genuinely deprived and that the selectionis objective and verifiable, PMAY-G instead ofselecting the beneficiary from BPLhouseholds selects using housing deprivationparameters in the Socio Economic and CasteCensus (SECC), 2011 which is to be verified

by the Gram Sabhas.


Usha Batra

PMAY-Urban

• The scheme is extension of RAY

• Has similar provisions as of RAY

• Has provision of in-situ development for EWS housing

• Has provision of credit linked subsidy/interest subsidy like RRY

• Has provision of Affordable housing

• Has provision of individual house assistance


20


Usha Batra


Usha Batra


Usha Batra

Ghost Cities in China


Usha BatraNot to be repeated in India

Vacant Houses in NCR


25

Only few to buy


26

Vacant Houses in other parts of India


27IBC2017-annual seminar, Dr K M Soni 27

STATUS OF HOUSES CONSTRUCTED UNDER JnNURM AND

RAY

• Under JnNURM and RAY, a total of 1,695housing projects were sanctioned at a totalcost of Rs 40,536 crore, involving centralassistance of Rs 21,101 crore, forconstruction of 13,92,589 houses. As many as9,80,216 dwelling units under the twoschemes have been completed, but 2,37,546of them, which is one-fourth of the housesbuilt, are not yet occupied by thebeneficiaries.


Usha Batra


Usha Batra

Rental housing proposal has been initiated by GOI, housing to be considered in totality.

PMAY-URBAN

• Scheme is for

– EWS estimated to be about 18 million (Slum dwellers)

– LIG estimated to be about 2 million and

– MIG (I and II)……… added later.


Usha Batra

PMAY-URBAN

• Planned in 3 phases

• Phase 1 was planned from April 2015 toMarch 2017 covering completion ofaffordable housing in 100 cities,

• Phase 2 starting from April 2017 and endingin March 2019 covering another 200 citiesand

• Phase 3 between April 2019 and March 2022for remaining cities.


Usha Batra


4 models• Through “In situ” slum redevelopment

• Through credit linked subsidy provided foraffordable housing. Interest subventionsubsidy is granted

• Through affordable housing in partnership

• Through subsidy for beneficiary led individualhouse construction of individuals of EWScategory


Usha Batra



Usha Batra

Income criterion for EWS/LIG

• EWS:– 3 lakhs/annum– Interest rate of

subsidy: 6.5%– Dwelling unit carpet

area: 30 sqm– Loan tenure: 20

years

• LIG– Income 3 -6 lakhs– Area: 60sqm


Usha Batra


35

Income criterion for MIG

• MIG -I:– 6 - 12lakhs/annum– Interest rate of

subsidy: 4% upto 9 lakh

– Dwelling unit carpet area: 90-110 sqm

– Loan tenure: 20 years

• MIG-II– Income 12-18 lakhs– Interest rate of

subsidy:3%

35IBC2017-annual seminar, Dr K M Soni

Credit Linked Subsidy Scheme

• Interest subsidy will be credited upfront to theloan account of beneficiaries through PrimaryLending Institutions resulting in reduced effectivehousing loan and Equated Monthly Instalment(EMI).

• The Net Present Value (NPV) of the interestsubsidy will be calculated at a discount rate of 9 %


36

Progress

• As per financial Express, 31st May 2017, the government’sambitious project to provide pucca houses to all by 2022may have to be scaled down, as the progress so far hasbeen rather tepid.

• After a delayed start in November last year, PMAY-Graminsaw construction of just 885 houses in rural areas in FY17against initial target of building 44 lakh houses. Theministry of rural development has now extended thedeadline for constructing the 44 lakh houses to the end of2017, but even this plan looks very ambitious.

• As per the original three-year plan, another 33 lakhhouses were to be built in 2017-18, but the government isnot in a position to adhere to the target.

37IBC2017-annual seminar, Dr K M Soni &

Mrs Usha Batra

Progress of PMAY-U

• The scheme for urban housing (PMAY-U) hasalso seen slow progress and the governmentconsiders it due to delayed land acquisitionfor this. To meet the objective of housing forall by 2022, the government had launchedPMAY-U in mid-2015 to help build affordablehouses in cities. However, only about 41,000houses have been built till end-March 2017,out of the approved 16.3 lakh houses underthe scheme by the Centre.


Usha Batra

CHALLENGES


39

Finance

• Removal of slums is estimated to cost Rs10,20,000 crore as on today. Governmentscannot fund such schemes hence it is decided touse land as a resource.

• Then whether land is available for sale ordevelopment at this stage?

• Whether houses other than (LIG) constructed onsuch land will be sold due to low demand?


Usha Batra

Shifting of Slums

• Whether they will shift to new places ?

• Slum dwellers have their livelihood sources in the slums

• Slum dwellers also have commercial areas inside slums

• Slum dwellers have their own economic system in the slums


Usha Batra

Scarcity of Land

• The dimension of the issue may be estimatedby considering the requirement of land forconstructing 17 million houses for slumdwellers alone. In case, 30 sqm area of eachunit is considered with 8 storeyedconstructions, and ground coverage isconsidered as 0.3, land area required will beabout 200 sqkm which is almost equal to onethird area of Mumbai or more than area ofKolkata.


Usha Batra

Property Cards/Documents

• May not be available in rural areas and evenurban areas.

• There may be even benami slum properties.


Usha Batra

Accommodation for Construction Workers

• About 12 lakhs construction workers will berequired for urban housing and about 24lakhs in rural areas only to meet targets ofPMAY (G & U)

• Large requirement of skilled workers sayabout 2 lakhs

• This population may itself create slums inabsence of required policy for them


Usha Batra

Quality of Construction

• One-fourth of the houses built underRAY/JnNURM, are not yet occupied by thebeneficiaries.


Usha Batra

Construction Materials

• Ban on Sand and aggregates


Usha Batra

Huge requirement of const. material may lead to delayNGT may also require relaxing rules.

Technical Personnel and machinery

• Engineers

– Supervision

– Quality assurance

• Machinery

• Therefore……….. factory made houses be considered for better quality and reducing supervision required during erection?


Usha Batra

Decadal Growth of Slums

• The slum decadal growth rate – 34%

• Data of slum of the year 2011: 18 million

• Will it be 24 million by 2021?


48

Political

• Without political support, the schemescannot be implemented successfully

• Good governance is also a prime factor

• It is required in all stages from surveying,land acquisition to shifting of slum dwellers.

• And then in further prevention of slums too.


Usha Batra

Progress

• As on 06 Nov, 2017• MoA Signed (35 States/UTs)………completion by

2022 ?– Assam, Andhra Pradesh, Arunachal Pradesh, Bihar,

Chandigarh, Chhattisgarh, Gujarat, HimachalPradesh, Haryana, Jammu & Kashmir, Jharkhand,Karnataka, Kerala, Madhya Pradesh, Maharashtra,Manipur, Meghalaya, Mizoram, Nagaland, Odisha,Punjab, Puducherry, Rajasthan, Sikkim, Tamil Nadu,Telangana, Uttarakhand, Uttar Pradesh, West Bengal,Goa, D&N Haveli, Daman & Diu, A&N Islands,Tripura, Delhi


50

State Level Nodal Agency

• SLNA Established (34 States/UTs)AndhraPradesh, Arunachal Pradesh, Assam, Bihar,Chhattisgarh, Chandigarh, D&N Haveli, Daman &Diu, Delhi, Gujarat, Goa, Haryana, HimachalPradesh, Jammu & Kashmir, Jharkhand,Karnataka, Kerala, Madhya Pradesh,Maharashtra, Manipur, Mizoram, Meghalaya,Nagaland, Odisha, Puducherry, Punjab,Rajasthan, Sikkim, Telengana, Tripura, TamilNadu, Uttarakhand, Uttar Pradesh, West Bengal


51

State Level Sanctioning cum Monitoring Committee

• SLSMC Formed (34 States/UTs)A&N Islands,Andhra Pradesh, Arunachal Pradesh, Assam,Bihar, Chhattisgarh, Chandigarh, Dadra & NagarHaveli, Daman & Diu, Gujarat, Goa, Haryana,Himachal Pradesh, Jammu & Kashmir,Jharkhand, Karnataka, Kerala, Madhya Pradesh,Maharashtra, Meghalaya, Mizoram, Manipur,Nagaland, Odisha, Puducherry, Punjab,Rajasthan, Sikkim, Tamil Nadu, Telangana,Tripura, Uttarakhand, Uttar Pradesh, WestBengal


52

Cities Selected in PMAY-U

• Cities Selected (4303 Cities (472 Class I cities) of 35 States/UTs)– A&N Islands (1 city), Andhra Pradesh (111 cities), Arunachal

Pradesh (29 cities), Assam (98 cities), Bihar (140 cities),Chhattisgarh (168 cities), Chandigarh (1 city), D&N Haveli (1city), Daman & Diu (2 cities), Delhi (5 cities), Gujarat (171cities), Goa (14 cities), Haryana (80 cities), Himachal Pradesh(54 cities), Jammu & Kashmir (80 cities), Jharkhand (44 cities),Karnataka (271 cities), Kerala (93 cities), Madhya Pradesh (379cities), Manipur (28cities), Maharashtra (382 cities),Meghalaya (10 cities), Mizoram (23 cities), Nagaland (23 cities),Odisha (112 cities), Puducherry (6 cities), Punjab (163 cities),Rajasthan(183 cities), Sikkim (8 cities), Tamil Nadu (666 cities),Telengana (68 cities), Tripura (20 cities), Uttar Pradesh (653cities), Uttarakhand (91 cities), West Bengal (125 cities)


53

http://mhupa.gov.in/User_Panel/UserView.aspx?TypeID=1519










http://164.100.158.30/User_Panel/UserView.aspx?TypeID=1519

























http://164.100.158.30/User_Panel/UserView.aspx?TypeID=1519

Implementation

• CITIES SELECTED, MOA SIGNED, STATE LEVEL NODAL AGENCIES ESTABLISHED , STATE LEVEL SANCTIONING CUM MONITORING COMMITTEE FORMED

• Implementation is yet to be done by most of the states while target is completion of houses by 2022

• Likely to be delayed.


54

Conclusions• The government is very serious in providing housing for all even

though there may be delay in achievements of the targets.• Problem of vacant houses needs to be analysed to avoid failure of

the mission of Housing for All by 2022.• Prevention of slums needs due care and attention.• Proper Infrastructure needs to be provided to avoid failure of the

mission.• It is heartening that lending institutions, societies and technical

institutions are coming forward but they need to be involved inlarge scale even for guidance and supervision.

• Services of Technical personnel both in service and retired fromstate/central govt/private should be utilised for supervision.

• Factory made houses with minimum construction at site should begiven priority to resolve the problem of quality and manpower.

• Support from politicians is extremely important for its success. Amessage from top should go to field formations for itsimplementation.


55

(The photos and contents are taken from different websites and their contribution is fully acknowledged)

Date post:	23-Jan-2018
Category:	Engineering
Upload:	dr-k-m-soni
View:	99 times
Download:	3 times

Housing for all and challenges ahead

Engineering