Unauthorised Colonies in Delhi

UNAUTHORIZED COLONIES: THEIR GROWTH,

REGULARIZATION PROCESS AND WAY FORWARD

Case study Delhi

Date : 19 May, 2015

By : Madhuri

M.TECH U.D.M. (2013-15)

TERI University

Contents

About HUDCO

Overview of Project

Background of the Project theme

Literature study

Primary Study

Comparative Analysis

Problems and issues

Conclusion/Inferences

References

2

The Housing and Urban

Development Corporation Ltd.

(HUDCO)

India’s Premier techno-financing public sector enterprise

Incorporated in 1970

Performs no. of activities - financing, funding schemes for rural housing,

urban infrastructure, design and development activities, consultancy

services for the projects

Human Settlement Management Institute (HSMI) - established in 1985, for

consultancy management services , also provides training ad capacity

building of its stakeholders – Research and training wing of HUDCO

Divided in 4 centers - Centre for Sustainable Habitat, Centre for Urban

Poverty, Slums and livelihoods, Centre for Affordable Housing and

Centre for Projects Development and Management

With its motto of "Profitability with Social Justice", it lays a considerable

emphasis on the housing needs of the 'deprived' i.e. Economically

Weaker Sections (EWS) and Lower Income Groups (LIG).

3

Source: www.hudco.org

Overview of the Project

Evolution of Project

Purpose of the study

Goals of the study

Objectives of the study

Methodology and

Resources

Expected outcomes

4


Evolution of Project

•Delhi Elections 2015

•All the major parties had regularization of UCs in their manifesto

• Shortfall of housing stock in Delhi

• additional housing stock required is 24 Lakhs Dus for projected population – 230 lakhs and existing one

Purpose of the study

• To study that the exercise of regularization only helps in vote bank politics or is it helpful in other ways too viz. contributing to the housing stock; better facilities across the city...etc.

• To study the process of regularization of UCs and to see how sustainable the practice has been.

5


Goals of Project

• Understand the process of regularization of UACs

•Perceive new learning from the analysis of the data collected

•See how feasible it is to institutionalize the process of regularization rather than leaving it as a mere vote bank gimmick.

•Recommend solutions to urban development process

Objectives of the study

•To study the time-to-time policies introduced for the regularization of the unauthorized colonies

•To study the regularization steps in different regimes or governments

•To study and analyze the development of facilities and services in the regularized unauthorized colonies.

•To study the benefits of the regularization of them to the city.

6


Methodology

• Literature/Secondary Study

•Primary/On ground study

•Comparative of Primary & Secondary study

•Problems/issues identified from the study

•Conclusion/inference

Resources

•Books

•Unpublished works including thesis

•Government data

•Authentic websites and published papers/articles

•And online newspaper article

7


Expected Outcomes

• For workable and easy to understand policies for the regularization process of unauthorized colonies

• To bring them in the formal urban system with improved and better norms from the purview of sustainable approach

8

Background of the Project

Theme

'Necessity is the mother of invention' defines the existence of

unauthorized constructions

Delhi with area of 1483 sq.km and population around 16.8

million(Census 2011) faces the unprecedented growth rate of

population caused by migration, natural increase, change of

city boundaries and reclassification of settlements

Migration process started with Industrial revolution

Delhi, having 0.4 million (Delhi Economics survey 2012-13) in

1901 witnessed 18% decadal growth in 1911-21 from 1.98% of

1901-11 due to Shifting of Capital to New Delhi and at the

time of 1947 partition – the decennial growth rate went to 90%

for 1941-51 and remained above 50% till 1991(Economic

Survey Of Delhi1999-2000)

9

JJ Clusters

15%

Slum

Designated

Areas

19%

Unauthorized

Colonies

5%

JJ

Resettlement

Colonies

13%

Rural Villages

5%

Regularized

Unauthorized

colonies

13%

Urban

Villages

6%

Planned

colonies

(Approved)

24%

Figure 1: Estimated composition of population by settlement

types in Delhi, Economic Survey of Delhi, 2008-2009


Theme

Since 1911 Delhi is under pressure of rapid urbanisation due to lack of unaffordable and planned housing stock and infrastructure “for all”

Typology of Delhi’s settlements shows that only 24% of the total residential area is planned

As per GNCTD, about 30% of Delhi’s population living in UCs in 2013 and fig.1 shows 5% as per 2008-09 economic survey

The two estimates indicate the ambiguity and imprecision of this category

10


Theme

11

Difference between Unauthorized colonies and JJ clusters/Slums

Settlement

Attributes

Unauthorized Colonies Slums/Squatters/JJ

clusters

Description Built on land owned

private & govt.

agencies but with some

transaction formality

Encroached land

without any transaction

of land

Built-up structures Pucca

houses/Permanent

structures

Temporary structures

Level of Infrastructure Rank as 3 out of 5 Rank as 0-2 out of 5

Legal framework Quasi-legal Illegal

Inhabitants EWS to HIG EWS and LIG

Source: Bhan,G. 2013.


Theme

Delhi has shown its proactiveness in making policies for

regularization of unauthorized colonies (UCs) but the increasing

number of UCs shows the inefficiency of these policies

12

Literature Study

UCs are structures built in contravention of zoning regulations

and land-use patterns either violation of Delhi's Master Plans

or on illegally subdivided agricultural land

The issue is not confined to Delhi, found in other Indian cities

and in other countries – Brazil, Pakistan, Egypt…others.

13

Literature Study

• According to a study done in 2009, 80% of the Meerut's residential area is unauthorized development. Meerut Master Plan - 2021 has identified 33 UCs as regularized and 105 for regularization but till half of 2013, the number of UCs have counted to 259

• Meerut lacks land policy regulations and density which unable to control the growth of new UCs

Meerut city

• In 1992, 26 colonies were regularized then in 1993, 10 colonies and in 2004, 4 colonies got regularized by MCG

• Gurgaon's unauthorized colonies are better in physical infrastructure but lack social infrastructure

• In 2009, Haryana government made an attempt to formulate a policy for regularization of unauthorized colonies

• In 2014, Haryana's CM has approved 76 colonies of Gurgaon for regularization and in 44 illegal colonies development works had been started in 2014

Gurgaon city

14

Source: Unpublished thesis from SPA

Literature Study

• Known as Katchi Abadis (KA), came into existence since partition

• Growth of KA occurred because of lack of policies addressing issue

• Sindh government - first step in 1958 making an attempt to resettle them in New Karachi & Korangi

• In 1975, a state policy introduced stating the regularization and upgradation of the katchi abadis. the programme got implemented in 1978 and was called Katchi Abadi Improvement and Regularization Programme (KAIRP) - supported by the World Bank and Asian Development Bank

• In 1987 Sindh Katchi Abadi act was promulgated and Sindh Katchi Abadi Auhority was also established with the aim to ensure regularization, upgradation and improvement of Katchi Abadis and launching of low cost housing for the shelterless people.

Karachi city

15

Source: Unpublished thesis from SPA; SKAA

Literature Study 16

• In 1987 Sindh Katchi Abadi act was promulgated and Sindh Katchi Abadi Auhority was also established with the aim to ensure regularization, upgradation and improvement of Katchi Abadis and launching of low cost housing for the shelterless people. F

• From 1987-2006, only 720 out of 1293 identified katchi abadis were considered for regularization work marking the slow pace of the performance of the authority.

• SKAA launched Low-cost (Sasti Basti) housing scheme to provide housing to low-income groups and thinking about the Incremental Housing scheme as the next step towards improved livelihood for dweller.

Karachi City

• Known as Loteamentos, meaning irregular land division

• In 1955 under Legal Neighborhood Programme/Bairro Legal programme, Upgrading and Regularization of Irregular Settlements programme was started.

• It had benefited 42,000 families in 69 areas by 2004

Sao Paulo city

Source: Unpublished thesis from SPA; SKAA

Literature Study

Delhi – Study Area

Existence of UCs was marked in 1961 with the policy mentioning the regularization of 118 colonies but they are in existence since 1956

As per GNCTD, about 30% of Delhi’s population living in UCs in 2013

Latest count of UCs is 1639

GNCTD had approved 895 colonies for regularization process in 2012 in Congress reign but this 895 figure has been in news again in 2014 - 2015 for regularization purpose

There are many statements regarding regularization of no. of UCs in many years but according to a DDA official, after 1993 no regularization of colonies has taken place

17

Source: Puri,V.K., 2008.

Literature Study


In 1961, 110 UCs were regularized on 1961 resolution

During 1962-67 , 101 new UCs sprang up out of which 64

got regularized on 1961 resolution

Again between 1967-74, 260 fresh UCs came up

In 1993, 567 out of 607 identified UCs were regularized

on 1977 guidelines

After this no formal regularization has taken place

1218 colonies were give Provisional Regularization Certificates (PRCs) but they haven’t got regularized

18


Literature Study 19

1961

1977

2001

Revised 2001

Revised 2007

2008

Chronology of Policies for Regularization

of Unauthorized Colonies


These policies from time to time got refined and now

the latest 2008 regulations for regularization with 3

amendments are being followed

Literature Study


Regularization is a process to bring unauthorized

colonies in formal system

Process comprises preparation, finalization and

approval of layout plan and also acquisition of land for providing facilities and services; collection of

betterment/development charges; conversion of land

title

20


Literature Study


Broadly, all the policies consists following points –

I. Eligibility of UCs – cut-off date, % of built-up plots; landcover & landuse; registered RWA

II. Stages of the regularization process – preparation of existing layout plan; names of the inhabitants; indemnity bond; structural stability certification

III. Procedure of regularization – role of RWA, DDA/MCD and Delhi administration/GNCTD; submission of existing layout; payment of development charges and land cost if not private; role of Lt. Governor

21

Source: Regularization Policies

Primary Study

6 colonies were identified for survey – 2 Regularized

Colonies and 4 identified unauthorized colonies

All the colonies resides in Zone E i.e. – East Delhi and are

within 5 kms of their nearest metro stations

22

Regularized Colonies

•Shashi Garden

•Krishna Nagar

Unauthorized colonies

• Inderpuri, Karkarduma

•Madhu Vihar

•East Vinod Nagar G-Block

•Durga Mohalla, Dallupura

Criteria of Selection – Accessibility to the colonies and their

information and data

Colony based survey has been done

Primary Study 23

Location of Identified Colonies

Primary Study Study was conducted on the following attributes –

Demographic Profile

a. Location

b. Area

c. Population

d. Density

e. Existed Land use

Settlement Profile

a. No. of Plots

b. No. of Dwelling Units

c. Nature of construction

d. Shelter consolidation

e. Residing Income groups

f. Owner Tenant Ratio

Land Profile

1. Land Status

2. Mode of transfer

3. Initial & Existing Ownership of Land

4. Cost of Land when bought

5. Present cost of Land

Physical Infrastructure

1. Water supply

2. Roads

3. Drainage

4. Solid Waste

5. Sanitation

6. IGL service

7. Building as per guidelines

24

Primary Study Study was conducted on the following attributes –

Social Infrastructure

a. Community Halls

b. Park/Open Spaces

c. Common Car parking

d. Schools

e. Health facility

f. Street lights

g. Police station

h. Generators/Transformers

i. Fire Fighting Installations

j. Religious Buildings

k. Shopping Area

Role of Government

1. Name of Regime

2. Work done

Regularization Process

1. Level of Process of Regularization

2. Payment of Development charges

3. Any vacant land for missing

facilities

4. Development works took by Govt.

5. Benefits of Regularization

25

Primary Study 26

Shashi Garden

• Regularized

• 3 Lacs population in 67 acres area

• Inhabitants – EWS & LIG

Krishna Nagar

• Regularized

• 50k population in 174 acres area

• Inhabitants - MIG

Inderpuri, Karkarduma

• Under process of regularization

• 500 population in 1.5 acres area

• Inhabitants - LIG

East Vinod Nagar, G-block


• 2k population in 2.7 acres area

• Inhabitants – LIG & MIG

Durga Mohalla, Dallupura


• 2k population in 4.5 acres area

• Inhabitants – LIG

Madhur Vihar


• 6k population in 17.1acres area

• Inhabitants – EWS, LIG & MIG

Primary Study 27

Colonies

Attributes

Shashi

Garden

Krishna

Nagar

Inderpuri

colony

East

Vinod

Nagar G-

block

Durga

Park,

Dallupura

Madhu

Vihar

Status of the

colony

Regularised Under process of regularisation

Year of

Origin

Prior to

1965

Prior to

1959

1964 1972-73 1974 Prior

1981

Existed Land

use

Agricultural Land

Nature of

construction

Pucca house G+2,G+3

No. of Plots - 1842 50 117 129 615

No. of Dus - 5526 150 400 400 1100

Demographic & Settlement Profile

Primary Study 28 O

wn

ers

: T

en

an

ts

Primary Study 29

Colonies

Attributes

Shashi

Garden

Krishna

Nagar

Inderpuri

colony

East

Vinod

Nagar G-

block

Durga

Park,

Dallupura

Madhu

Vihar

Land Status Private Govt. –

60-65%

Mode of

transfer

Gift

deed

Sale

deed,

now

free-

holders

Sale deed

+ GPA +

Agreeme

nt to sale

+ Will

GPA

Initial Land

Ownership

Farmers

Existing Land

Ownership

Private

Land Profile

Primary Study 30

Colonies

Attributes

Shashi

Garden

Krishna

Nagar

Inderpuri

colony

East

Vinod

Nagar G-

block

Durga

Park,

Dallupura

Madhu

Vihar

Cost of Land

when bought

- Rs.3-12

aana/

sq.yd in

1950-51

Rs.2-3 /

sq.yd

- - Rs.100/s

q. yd in

1981

Present cost

of Land

- 2-3 Lacs/

sq.yd

50-60K/

sq.yd

- - Rs.2000/s

q.yd

Land Profile

Primary Study

Physical Infrastructure

No problem of Water supply and Electricity

Pucca roads

No problem of sewerage and drainage

Provision of dustbins from MCD in shashi garde and inderpuri

are not there – sanitation problem

IGL service is only provided in Madhu vihar

Building norms have been followed in the regularised colonies

31

Primary Study

Social Infrastructure

Social infrastructure is invisible in these colonies

Only Madhu vihar & Durga Mohalla has community hall

Krishna Nagar has 2 parks

No common parking is available

Schools are there except in Inderpuri because of lack of

space

Similarly, health facility is available except in Inderpuri

Streetlights are there

Shashi garden, Krishna Nagar and Madhu Vihar has shopping

areas

32

Primary Study

Benefits of Regularisation

Registry can be done of the plots

Plans will get sanctioned by the authority

House loans will be available

Land value will get high

33


1. Comparative Analysis of the identified colonies

2. Comparative Analysis of colonies and policies

3. Comparative Analysis among policies

Comparative Analysis of the identified colonies –

Social infrastructure is missing even in the regularized

ones and infrastructure facilities varies from colony to

colony

All the colonies have different issues – sanitation

problem, widening of roads

Almost in all colonies tenants are residing giving

option of rental accommodation

34





Comparative Analysis of colonies and policies –

Present policy came in 2008 but till date no

regularization has been done

RWAs had submitted the existing layout plans in 2008

but the further process didn’t go as per timeline

In the regularised colonies – policy stated for the

widening of road but till now no such development

work has taken place.

35





Comparative Analysis among policies –

In 1961 policy – free-hold land ownership after

that on lease-hold basis

36

Comparative Analysis 37

Year

Categories

1961 1977 2001 Revised

2001

Revised

2007

2008

Concerned

authorities

DA,

MCD,

DDA

GOI,

MCD,

DDA

GOI,

MCD,

DDA

GOI,

MCD,

DDA

GNCTD

,MCD,

DDA

GNCTD,

MCD,

DDA

Cut-off dates Prior

1959

Before

15

July,1972

Before

31

March

1993

Before 31

March

2002

Before

31

March

2002

Before

01 June,

2014

Rehabilitation of

displaced people

- Yes no no no No

Development/

Betterment charges

yes yes yes Only EDC yes Yes

Govt. land cost no no yes yes yes Yes

Houses for EWS - - yes yes yes No

For monitoring - yes yes yes yes

Structural Stability - - yes yes no No

Conclusion/Inferences From Study –

A great impact of unauthorized colonies in both the ways - -ive

and +ive

They provide housing to all in which planned development

has failed

They create rental housing for 29 lakh out of 230 lakh

projected population

But the Sale & Purchase of the property is not completely

legal bringing the land value down

The information and statistics are in some way misleading by

not giving clear information

Timelines of policies are not followed bringing the process at

slow pace

Clauses of 2008 policy are contradicting each other

Indeed regularization is a game for political parties as voting

gimmick

38

Recommendations From the analysis and inference –

Policy timelines should be met to speed up the process

of regularization

For regularization process, real time data viz. aerial

survey images should be followed

After regularization, they can be redeveloped or in-situ

upgradation can be done as per MPD-2021

It should be an obligation of the government to

provide shelter to displaced dweller as its lack of

planned and unaffordable settlements which gave rise

to these unauthorized colonies

39

Recommendations From the analysis and inference –

To deter the mushrooming of UCs, the Government

should impose penalty/taxes for posing environment and safety hazards followed by regularization process

The Government should take a proactive approach by

identifying land banks suited for residential use making

available range of housing alternatives and to have

control over misuse of land and to deter unplanned

development

The work should be done in transparency

40

Thank You

41

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Unauthorised Colonies in Delhi

Education