Training Workshop on Affordable Housing Ahmedabad, … report_Ahmedabad... · Urban Management...

Urban Management Centre

6/22/2013

Training Workshop on Affordable Housing

Ahmedabad, 29th October 2013

Summary Report

Submitted to

Affordable Housing

Mission, Government of

Training Workshop on Affordable Housing in Ahmedabad

UMC/ICMA South Asia; 3rd

Floor, AUDA Building, Usmanpura, Ahmedabad 2

www.umcasia.org; [email protected]

Summary of affordable housing training workshop in Ahmedabad

29thth October 2013

The Affordable Housing Mission(AHM), Government of Gujarat has decided to undertake a series of workshops

on affordable housing in different regions of Gujarat to inform and update city officials on the recently

released Mukhamantri Gruha Yojana as well as the Rajiv Awas Yojana. Urban Management Centre (UMC) has

been appointed the technical advisor to the AHM for this initiative to provide knowledge management support

including developing training modules and conducting the trainings.

The first workshop in the series was held on 29th

June 2013 at the Ahmedabad Management Association (AMA)

facility in Ahmedabad. Senior officers and staff from the Urban Housing and Urban Development Department

including Ms. Mona Kandhar, IAS, Secretary (Housing), Mr. G.A Shah IAS, Director of Municipalities (DoM), Mr.

Vala, Nodal Officer-AHM and Mr. Jethva, OSD-Training were present at the workshop. The workshop saw

active participation from Chief Officers and staff from more than 35 urban local bodies in the Ahmedabad

District as well as officers from development authorities and Gujarat Housing Board. Other participants in the

workshop included developers, contractors as well as NGOs such as SAATH and MHT working in the fields of

slum improvement, affordable housing and livelihood programs.

Participants included senior UD&HD officers, chief officers from ULBs in Ahmedabad District and private developers





Inaugural Session

Mr. G.A Shah, IAS, Director of Municipalities

(DoM) in his opening remarks spoke about the

importance of affordable housing policies and

programs to realize the vision of slum free

Gujarat. He highlighted the poor and unhygienic

living conditions in slums and the pressing need

for bringing the slum dwellers out of poverty and

providing them with a shelter with all basic

amenities. He also emphasized the need for high

quality construction in affordable housing

projects. He encouraged the chief officers

participating in the workshop to implement

affordable housing projects in their own cities

with support and guidance from UD&HD as well as involvement of private developers.

Mr.Vala spoke on the significance of the schemes under Mukhamantri Gruha Yojana (MGY). He urged the

participants to make the best of the schemes and use financial assistance provided by the State to construct

EWS and LIG housing units in their cities.

Manvita Baradi, Director, UMC welcomed all speakers and participants and presented a brief overview of

urbanization trends in Gujarat, highlighting the housing shortage in the State. Her presentation highlighted the

shortage of housing for EWS and LIG sections.

Technical Sessions

Meghna Malhotra from UMC commenced the

technical session by making a presentation on

the evolution of slum improvement and

affordable housing programs in the country.

She traced the history back to the first year

plan where the focus of affordable housing

was largely on refugee housing to the twelfth

plan (2012-2017) which emphasizes the

vision for a slum free India through schemes

like RAY. This session also included a film on

Go┗WヴﾐﾏWﾐデﾗa G┌ﾃ;ヴ;デげゲ ;ヮヮヴﾗ;Iｴ ;ﾐS ヮ;ゲデ programs in affordable housing provision,

slum improvement and livelihood integration.

Me





Meghna then presented an overview of the Raji┗ A┘;ゲ Yﾗﾃ;ﾐ; ;ﾐS デｴW Sデ;デW Gﾗ┗WヴﾐﾏWﾐデげゲ M┌ﾆｴya mantri

Gruha Yojna ｴｷｪｴﾉｷｪｴデｷﾐｪデｴW け┘ｴﾗﾉW-Iｷデ┞げ ;ヮヮヴﾗ;Iｴ aﾗヴゲﾉ┌ﾏ aヴWW Iｷデ┞ ヮﾉ;ﾐﾐｷﾐｪく SｴW ｴｷｪｴﾉｷｪｴデWS デｴW H┌SｪWデ allocation under these schemes by the central and State Government and the institutional arrangements at

the State and ULB level required to access funds made available to ULBs under these schemes. She also spoke

;Hﾗ┌デデｴW けデ┘ﾗ-デヴ;Iﾆげ ;ヮヮヴﾗ;Iｴデﾗ ;IｴｷW┗ｷﾐｪゲﾉ┌ﾏ-free cities, which includes upgradation/ redevelopment of

existing slums and creation of new affordable housing stock to avoid the expansion of future slums. The

central and state government programs under each of these two tracks were then dealt and discussed in

detail.

Schemes and programs for slum up gradation/ redevelopment

Vani Herlekar from UMC presented the two

approaches available for slum redevelopment:

Slum rehabilitation through public-private

partnership (PPP) and slum up-gradation/

redevelopment by government authorities making

use of RAY funds. The PPP approach as prescribed

H┞ デｴW けG┌ﾃ;ヴ;デ Sﾉ┌ﾏ ‘Wｴ;Hｷﾉｷデ;デｷﾗﾐ PﾗﾉｷI┞がヲヰヱンげ comprises involving a private developer for slum

redevelopment. The incentives for private

developers include an increased FSI of 3 for slum

rehabilitation, freehold rights on land available

after rehabilitation s well as relaxation in DCRs. In

cases where there is little private interest, government authorities can themselves redevelop slums by making

use of assistance provided by Central and State Government under RAY. The sessions highlighted the process

that ULBs have to follow to access these funds including the preparation of Detailed Planning Report (DPR) and

engaging the slum communities at all stages in the project. Participants were also shown a film on the award

winning slum-networking program of the Ahmedabad Municipal Corporation as part of this session.

These overview presentations were complemented with presentations from stakeholders who are actually

involved in slum redevelopment projects on ground. CEPT University along with MHT is preparing the DPR for

2 slums in Ahmedabad under RAY.

Dhruv Bhavsar from CEPT shared his experience of working with the community and exploring various options

for redevelopment. He also highlighted the issues and challenges in the DPR making process and how the team

was able to resolve these on the ground.

Bijal Bhatt from Mahila Housing Trust(MHT) spoke about the issues and challenges of slum redevelopment

through PPP borrowing from her experience of working with private developers in Ahmedabad. Some of the

challenges of the PPP approach that Bijal mentioned include establishment of a trust relationship between the

developer and slum community, the role of NGOs, provision of transit housing which escalates the project cost





and also the overall financial feasibility for the developers. She mentioned that PPP might be more appropriate

for bigger cities where land prices are higher and may not be the best approach for small ULBs.

Bijalben in her closing remarks, emphasized the need for improving basic services including water connections,

drainage lines, roads and electricity in slums. She mentioned that local government play a vital role in housing

and services provision in a city and urged the ULBs present to make use of schemes such as RAY and MGY to

improve slums in their cities. Bijal also answered the queries and questions of participants regarding various

slum improvement programs.

Schemes and programs for construction of new affordable housing stock

This session included the

schemes under MGY, which

foster the creation of EWS

and LIG units by public

authorities, the specifics of

the interest subsidy scheme

and facilitating creation of

affordable housing by private

developers through providing

FSI incentives and relaxation

in GDCRS.

The UMC team presented the

specifics of the EWS and LIG

schemes on public land under

MGY including specifics about

the beneficiary selection

criteria, financial subsidies by State and Central Government, approval process etc. From the demand side,

interest subsidies on housing loan made available through Rajiv Rinn Yojana and State Government schemes

was also included in the presentation. Neela Munshi, Senior Town Planner from Ahmedabad Urban

Development Authority presented the specific aspects of the Ahmedabad Development Plan which incentivize

creation of affordable housing in Ahmedabad, This included the special R-AH zone along the ring road,

extending mass transport connections to these areas as well as the relaxations in GDCRs for affordable

housing. Pavan Bakeri from Bakeri Group provided a private developer perspective in regards to affordable

housing. He highlighted key issues in affordable housing approaches and GDCRs, which need to be resolved in

order to facilitate private sector to construct more affordable housing in Gujarat.





Remarks by Ms. Mona Kandhaar

Ms. Mona Kandhaar was also present at the workshop and spoke to the partcipants regarding specifics of the

M┌ﾆｴ┞;ﾏ;ﾐデヴｷ Gヴ┌ｴ; Yﾗﾃ;ﾐ; ;ﾐS ;ﾉゲﾗ ;SSヴWゲゲWS ; aW┘ ケ┌Wゲデｷﾗﾐゲく KW┞ ｴｷｪｴﾉｷｪｴデゲ aヴﾗﾏ Mゲく K;ﾐSｴ;;ヴげゲデ;ﾉﾆ include:

Sデ;デW Gﾗ┗WヴﾐﾏWﾐデげゲデWIｴﾐｷI;ﾉ ;ゲゲｷゲデ;ﾐIW in slum rehabilitation through PPP including model tender

document, setting up of a transparent TDR trading system and establishment of a slum improvement

authority at the district level.

Technical assistance for Slum mapping in GIS for smaller cities

Training workshops regarding various schemes available

Supporting additional staff at city level to help the implementation of these schemes.

Discussion and feedback

There was a round of discussion with the participants at the end of the workshop and the participants also

filled a training evaluation and feedback form. Key issues/ questions that were discussed include:

How can upgradation/redevelopment projects be carried out on public land? Several ULBs mentioned

that they had had issues in the past to get such projects approved from the land revenue department

which views slums as encroachment on public land.

Developers will no be interested in smaller cities. Will PPP be feasible there?

Is RAY applicable for slums in outgrowth areas? Some slums have received assistance under Indira

Awas Yojana for construction of houses? Can RAY funds be used to provide basic services in these

areas?

How will the authorities ensure that the beneficiaries do not rent/ sell their units on power of attorney

once they are allotted? Can we have more efficient monitoring mechanisms?

Training Feedback and Evaluation Form

At the end of the training session, a feedback form was circulated among the participants. The feedback form

is presented in Annex 2. A summary of the feedback is in the table below.

A majority of the participants rated the effectiveness of the training as excellent and very good. Even individual

technical sessions were ranked between excellent and high.

Attributes 5 4 3 2 1

How effectively was the following objective of the

workshop met?

12 19 9 1 0

さTﾗ ;IｴｷW┗W ;ﾐ ┌ﾐSWヴゲデ;ﾐSｷﾐｪﾗﾐ RAY ;ﾐS Gﾗ┗WヴﾐﾏWﾐデﾗa G┌ﾃ;ヴ;デげゲゲIｴWﾏWゲ ;ﾐS ヮﾗﾉｷIｷWゲﾗﾐ ;aaﾗヴS;HﾉW ｴﾗ┌ゲｷﾐｪデﾗ HW ;HﾉW デﾗｷﾏヮﾉWﾏWﾐデデｴWゲW ヮヴﾗｪヴ;ﾏゲｷﾐ ┞ﾗ┌ヴ Iｷデ┞ざ

How effective were the following sessions?





Urbanization and overview of affordable housing 16 17 6 2 0

Approaches and programs for slum improvement 16 18 5 2 0

Schemes for creating new affordable housing stock 8 24 7 1 1

Incentivizing private sector for creation of affordable

housing

10 19 9 2 1

How effective were the methods applied in training program?

Presentations 16 19 5 1 0

Films 12 22 4 2 1

Discussion and interactions 10 20 9 2 0

How effective were the learning materials supplied/

distributed?

15 17 7 2 0





Annex 1: Agenda for the workshop

Training Workshop on Affordable Housing Policies and Schemes

Organised by: Affordable Housing Mission, Government of Gujarat

Technical Assistance: Urban Management Centre

Date: 29th October 2013

Venue: Ahmedabad Management Association

Draft Agenda

Time Subject Speaker

10.00Ȯ10.15 am Registration

10.15Ȯ10.30 am Inaugural Session Mona Khandhar, IAS

Secretary, UD&HD

Govt. of Gujarat

10.30Ȯ10.45 am Introduction and overview of

urbanisation and housing sector in

Gujarat

Manvita Baradi


(UMC)

10:45-11:00 am Tea/ Coffee Break

11.00Ȯ11.15 am

Technical Sessions

National and State Government approach

to slums and affordable housing

Meghna Malhotra

UMC

11.15Ȯ11:45 pm Overview of Rajiv Awas Yojana and

Mukhyamantri Gruh Yojana

Meghna Malhotra

UMC

11:45Ȯ01:00 pm

Approaches to slum improvement and

operationalizing improvement schemes

In-situ slum upgradation

〉includingやaやfilmやonやAMC‒sやSlumやNetworking Program)

In-situ slum redevelopment

Slum resettlement/ relocation

Vani Herlekar and Meghna

Malhotra

UMC

01:00Ȯ2:00 pm Lunch Break





Time Subject Speaker

2:00-2:30 pm

Perspective from Ahmedabad DPR

preparation, community participation,

slum surveys under RAY

Dhruv Bhavsar

CEPT University

2:30-3:00pm Perspectives on Slum Rehabilitation

through PPP- The NGO perspective

Bijal Bhatt

Mahila Housing Trust (MHT)

3:00-3:45 pm

Creating new affordable housing stock

though government support and private

sector participation

Construction of EWS housing on

greenfield

Construction of LIG housing on

greenfield

Provision of interest subsidy for

loans on affordable housing

Incentivizing private sector

Vani Herlekar and Meghna

Malhotra


3:45-4:00 pm Tea/Coffee Break

4:00-4:30 pm

Integrating affordable housing in

development planning and special GDCRs

for affordable housing

Neela Munshi

Senior Town Planner

Ahmedabad Urban Development

Authority(AUDA)

4:30Ȯ5.00 pm Role of private developers in

development of affordable housing

Pavan Bakeri

Bakeri Group

5:00-5:30 pm Experience sharing by participants Facilitated by UMC

5:30-5:45 pm Feedback of the training session UMC





Annex 2: Training Feedback Form

Training Workshop on Affordable Housing Policies and Schemes

Organised by: Affordable Housing Mission, Government of Gujarat

Technical Assistance: Urban Management Centre

Date: 29th

October 2013

Venue: Ahmedabad Management Association

Training Evaluation Form

Name: _________________________________________________________

Designation:____________________________________________________

Please rate the following attributes of the workshop from 1-5 (5 being excellent and 1 being poor)

Attributes 5

excellent

4 3 2 1

poor

1

How effectively was the following objective of the

workshop met?

さTﾗ ;IｴｷW┗W ;ﾐ ┌ﾐSWヴゲデ;ﾐSｷﾐｪﾗﾐ RAY ;ﾐS Gﾗ┗WヴﾐﾏWﾐデﾗa G┌ﾃ;ヴ;デげゲゲIｴWﾏWゲ ;ﾐS ヮﾗﾉｷIｷWゲﾗﾐ affordable housing to be able to implement these

ヮヴﾗｪヴ;ﾏゲｷﾐ ┞ﾗ┌ヴ Iｷデ┞ざ

2 How effective were the following sessions?

Urbanization and overview of affordable housing

Approaches and programs for slum improvement

Schemes for creating new affordable housing stock

Incentivizing private sector for creation of

affordable housing

3 How effective were the methods applied in training program?

Presentations

Films

Discussion and interactions





Attributes 5

excellent

4 3 2 1

poor

4 How effective were the learning materials

supplied/ distributed?

6 Any topic/theme which has not been taken up in the programme, which you think should have been included?

___________________________________________________________________________________________________

___________________________________________________________________________________________________

___________________________________________________________________________________________________

___________________________________________________________________________________________________

___________________________________________________________________________________________________

___________________________________________________________________________________________________

___________________________________________________________________________________________________

________________________________________________________________________

7 Any other remarks, comments and suggestions

___________________________________________________________________________________________________

___________________________________________________________________________________________________

___________________________________________________________________________________________________

___________________________________________________________________________________________________

___________________________________________________________________________________________________

___________________________________________________________________________________________________

___________________________________________________________________________________________________

________________________________________________________________________





Annex 3: List of Participants

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