Housing and Settlement System

7/13/2017 Housing and Settlement System
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National Mission Project on Pedagogy(Main

Phase)
Course Name: Housing and Settlement System

(Full Content)
Principal Developer: Nikhil Ranjan Mandal
1. Institute's Mission:
To serve humanity by creating professionally competent, socially sensitive

engineers with high ethical values who can work as individuals or in groups in
multicultural global environments.
To produce outstanding engineers, brilliant researchers and teachers, great
entrepreneurs and leaders.
To create individuals who can continue to learn on their own to scale greater
heights in their profession.
To produce individuals, who can make significant contribu ons to the advancement of the society and
make it a be er place to live.
2. Institute's Vision:
To be a centre of excellence in education and research producing global leaders in

science, technology, entrepreneurship and management.
To be a place where knowledge is created in frontier areas of science and
technology.
To be counted amongst the leading institutions in the world.
To be counted as one of the top ‘innovative leaders’ in the area of technical
education.
3. Program Objective:
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4. Course Overview:
Access to safe and secure housing is one of the most basic human rights. Human rights are protected by a number of
international human rights treaties, including the International Covenant on Economic, Social and Cultural Rights (ICESCR) and
the United Nations Human Settlements Programme (UN–Habitat), which is the United Nations nodal agency for human
settlements and sustainable urban development, that identifies and lists ‘Housing’ to be so.
Housing as a subject may be conceived as a combination of inputs of ‘housing design’ and aspects of housing planning together
with factors related to settlement planning that affects housing.
This course intends to familiarize the undergraduate students of architecture with different aspects of housing as well as
settlement planning that affects housing so as to enable them to formulate schemes and prepare housing layouts together with the
http://www.ide.iitkgp.ernet.in/Pedagogy1/fullcourse.jsp?COURSE_ID=215 1/55
knowledge gained in other theory and sessional / practical subjects of the whole programme particularly those related to principles
of architecture, and architectural design (studios). The course would also help undergraduate students of and physical planning of
urban settlements.
5. Course Objective:
5.1: Comprehension:Explain:--Explain the comparative advantages of different types of housing and methods of delivery
of housing in India.
5.2: Knowledge:Identify:--Identify and explain the issues involved with changing policies for housing
5.3: Analysis:Analyze:--Analyze the different factors affecting the Indian housing market
5.4: Analysis:Analyze:--Analyze the nature and causes of growth of deficient housing/slums and identify differentiated
needs across identified lower income categories
5.5: Comprehension:Explain:--Explain the significance of the slum related policies/ programmes, identify the scope of
improvement, measures to arrest the urban migration and formulate slum improvement schemes.
5.6: Evaluation:Evaluate:--Evaluate and apply the settlement plan provisions affecting the housing delivery and
development
6. Course Modules:
6.1 Module:Housing: Types and Methods of Delivery
6.1.1 Module Overview:

Housing is one of the basic requirements for human survival. For a normal citizen owning a house provides significant
economic and social security and status in society. Housing is at the centre of an ensemble of life issues, including the
child’s right to be brought up in a safe environment. The rights to housing and security are interconnected.
This module is intended to equip the students with the understanding of housing and its types based on physical
characteristics, mode of delivery and typologies based on special purpose. The social aspect of housing is dealt in terms of
its role in socio-economic development of the country, as an index of social welfare and quality of life and its role as
employment generator.
Housing being a priority sector, in India, uncontrolled privatisation is not considered to be a solution. Therefore, in recent
past, the concept of public-private partnership or a joint enterprise of the public and the private sectors has become a
popular term in the housing development lexicon. This module examines the need of PPP in housing sector along with its
different models, advantages, disadvantages and apprehensions.
6.1.2 Module Objectives:

6.1.2.1 Analysis:Relate:--Relate housing as a sub-system of a larger system of a habitation
6.1.2.2 Comprehension:Classify:--Classify different aspects of housing on the basis of visual characteristics, methods of
delivery or any specificity of purpose.
6.1.2.3 Comprehension:Discuss:--Discuss the role of housing in socio-economic development and quality of life
6.1.2.4 Evaluation:Assess:--Assess relative advantages and disadvantages of different typologies of housing
6.1.2.5 Comprehension:Indicate:--Indicate the need and characteristics of different types of special purpose housing.
6.1.2.6 Evaluation:Assess:--Assess the advantages, disadvantages and apprehensions associated with PPP in housing
6.1.2.7 Evaluation:Deduce:--Deduce the indicators of housing domain responsible for Quality of life.
6.1.3 Module Units:

6.1.3.1 Unit:Concept of â housingâ and classification of its different aspects
6.1.3.1.1 Unit's Summary :
Housing is a basic need of human being. In the hierarchy of importance, it is third after food and clothing. The importance
of housing was universally accepted from the dawn of history. Even the Neolithic man who lived between 10,000 and 2000
B.C. built durable habitation like pit dwellings, lake dwellings and beehive huts. However, its functions increased manifold
over the years. Primitive men sought some kind of protection against wild animals and natural calamities.
With the development of knowledge and the advancement of civilization, people became particular about sanitation,
environment, privacy, location of house, etc. He becomes more conscious of better facilities, which make his life easy and
very comfortable. With the invention of electricity and other facilities the development of housing became more important.
Then man began to bring electricity, toilet, bath, washbasin etc. within the walls of his house. Houses become useful in
various ways. A house is the place where one can take rest, sleep and cook food. A house can also be used partly as a
shop, work place, or a place for business for any type of activities. In developed countries the top most executives bring
their work home in their own briefcases and get it done in the home at night. A significant percentage of recreational
activities is being brought into the house with the advent of television, radio, computer, recorded music etc. As per the
available information man spends a good part of his lifetime in his house. This clearly indicates the fact that a house is a
part and parcel of a man’s life.
Housing- A Right
According to noted psychologist Abraham Maslow's Hierarchy of Human Needs theory, a human being's need to belong
in society is third only to a person's physiological and safety needs.
Classic social exclusion deprives certain individuals of the basic human need of societal belonging as a result of
economic status, disability or circumstance which include race, religious belief, gender, age etc.
For an ordinary person, owning a house provides significant economic and social security as well as a certain status in
society.
Housing is believed to be at the centre of an ensemble of life issues, including the child’s right to be brought up in a safe
environment.
The rights to housing and security are seen to be inter-connected. Housing is related to both of the foremost needs
indicated by Maslow.
Access to safe & secure housing is a basic human right.
Human rights are protected by a number of international human rights treaties - International Covenant on Economic,
Social and Cultural Rights (ICESCR) identifies and lists ‘Housing’ to be so.
the goal of the ‘National Urban Housing and Habitat Policy’ (2007) of India is stated as “.. to ensure sustainable
development of all urban human settlements, duly serviced by basic civic amenities for ensuring better quality of life for
all urban citizens…”,
while its ‘focus areas’ include, inter alia, “provision of Affordable Housing for All” with special emphasis on vulnerable
sections of society.
The goal of providing affordable housing for all is not easily met anywhere in the world and it is extremely difficult and
beset with acute problems in a country like India which is developing, second most populous and continues to have a
high rate of population growth & urbanisation. Housing Planners commonly believe that a nation cannot develop if its
citizens are not properly housed.
House: A dwelling that serves as living quarters for one or more families.
However, [for census enumeration in India]
Census House:
A 'census house' is a building or part of a building used or recognised as a separate unit because of having a
separate main entrance from the road or common courtyard or staircase, etc.
It may be occupied or vacant.
It may be used for a residential or non-residential purpose or both.
If a building has a number of flats or blocks which are independent of one another having separate entrances of
their own from the road or a common staircase of a common courtyard leading to a main gate, these will be
considered as separate census houses.
Housing: Structures collectively in which people are housed. As a concept it brings in the concept of sharing utility
services & facilities / amenities.
1. Utility Services related Physical Infrastructure: Access roads, Water, Electricity, Storm & Waste Water
Drainage, Communication etc. networks, Cooking Gas depot/ supply network, Solid Waste Disposal
facilities/system
2. Facilities / Amenities related Social / Physical Infrastructure : Education, health, open spaces, religious & other
recreational, convenience shops, security etc….
Household: [Census of India]

A 'household' is usually a group of persons who normally live together and take their meals from a common kitchen
unless the exigencies of work prevent any of them from doing so.
Persons in a household may be related or unrelated or a mix of both.
However, if a group of unrelated persons live in a census house but do not take their meals from the common
kitchen, then they are not constituent of a common household. Each such person should be treated as a separate
household.
The important link in finding out whether it is a household or not is a common kitchen. There may be one
member households, two member households or multi-member households.
In a few situations, it may be difficult to apply the definition of household strictly as given above. For
example, a persons living alone in a census house, whether cooking or not cooking meals, will have to be
treated as a household. Similarly, if husband and wife or a group of related persons are living together in a
census house but not cooking their meals will also constitute a normal household.
Household: [Census of UK]
One person or a group of people who have the accommodation as their only or main residence
AND (for a group)
either share at least one meal a day, or

share the living accommodation, that is, a living room or sitting room
[The occupant(s) of a bedsit who does / do not share a sitting or living room with anyone else comprise a single
household]
Institutional Household: [Census of India]

A group of unrelated persons who live in an institution and take their meals from a common kitchen is called an
Institutional Household.
Examples of Institutional Household are boarding houses, messes, hostels, hotels, rescue homes, jails, ashrams,
orphanages, etc.
Communal Establishments [Census of UK]
[as compared to Institutional Household in India]
Establishments providing managed residential accommodation,

are not counted in overall housing supply
These cover university and college student, hospital staff accommodation, hostels/homes, hotels/holiday
complexes, defense establishments (not married quarters) and prisons.
However, purpose-built (separate) homes (eg self-contained flats clustered into units with 4 to 6 bedrooms for
students) should be included. Each self-contained unit should be counted as a dwelling.
Dwelling: [Census of UK]
[a dwelling is defined (in line with the 2001 Census definition) as-]
a self-contained unit of accommodation.

Self-containment is where all the rooms (including kitchen, bathroom and toilet) in a household's accommodation
are behind a single door which only that household can use.
Non-self contained household spaces at the same address should be counted together as a single dwelling.
Therefore a dwelling can consist of one self-contained household space or two or more non-self-contained
household spaces at the same address.
Ancillary dwellings (eg former 'granny annexes') are included provided they are self-contained, pay separate
council tax from the main residence, do not share access with the main residence (eg a shared hallway) and there
are no conditional restrictions on occupancy.
6.1.3.1.2 Unit's Objectives:
6.1.3.1.2.1: Analysis:Differentiate:--Differentiate between house and housing
6.1.3.1.2.2: Comprehension:Classify:--Classify the various aspects of housing
6.1.3.1.2.3: Comprehension:Discuss:--Discuss the various components of housing.
6.1.3.1.3 Unit Level Problems:
6.1.3.1.3.1 Question:->
Differentiate between house and housing
Solution: To Get the Solution Click Here
6.1.3.1.3.2 Question:->
How the Census of India defines a Household? How it differs from the definition adopted by the Census of UK?
6.1.3.1.3.3 Question:->
Define Institutional Household and Communal Establishments.
6.1.3.1.3.4 Question:->
What are the various components of housing?

6.1.3.2 Unit:Significance of â Housingâ in social development
Role of housing in socio-economic development
Housing holds the key to accelerate the pace of development as Investments in housing like any other industry, has a
multiplier effect on income and employment.
It is estimated that overall employment generation in the economy due to additional investment in the
housing/construction is eight times the direct employment (IIM-Ahmedabad Study, 2000).
The construction sector provides employment to 16% of the work force (absolute number 146 lakh-1997). It is growing
at the rate of 7%. Out of this, the housing sector alone accounts for 85.5lakh workers.
However nearly 55% of them are in the unskilled category. Housing provides employment to a cross-section of people
which importantly include poor. [such employment is critical to avoid social unrest]
Housing also provide opportunities for home-based economic activities.
Adequate housing also decides the health status of occupants.
On account of health and income considerations, housing is a very important tool to alleviate poverty and generate
employment.
Adequate housing [with territoriality & distinct boundaries] reduces social tension and fosters peace in society
Provides sense of security, privacy, context for social interaction & allows desired growth & fulfillment of individuals
6.1.3.2.2.1: Comprehension:Discuss:--Discuss the role of housing in socio-economic development
6.1.3.2.2.2: Analysis:Relate:--Relate housing as an index of social welfare and quality of life
6.1.3.2.3.1 Question:->
Discuss the role of housing in socio economic development.
6.1.3.2.3.2 Question:->
How can you relate housing as an index of social welfare and quality of life?
6.1.3.3 Unit:Typology of Housing based on common Physical Characteristics
On the basis of materials used in the construction of houses mainly wall and roof, Census of India classified the houses in to
three categories viz. pucca, semi-pucca and kutcha.
Permanent House: [Pucca]

Houses with wall and roof made of permanent materials. Wall can be G. I., Metal, Asbestos sheets, Burnt bricks,
Stone or Concrete. Roof can be made of Tiles, Slate, G.I., Metal, Asbestos sheets, Brick, Stone or Concrete
Semi Permanent House: [Semi-Pucca]
Either wall or roof is made of permanent material (and the other having been made of temporary material
Temporary House: [Kuchha]
Houses with wall and roof made of temporary material. Wall can be made of Grass, Thatch, Bamboo etc., Plastic,
Polythene, Mud, Unburnt brick or wood. Roof can be made of Grass, Thatch, Bamboo, Wood, Mud, Plastic or
Polythene
Serviceable Temporary : [Kuchha - I]
Wall is made of Mud, Unburnt bricks or Wood
Non-Serviceable Temporary : [Kuchha - II]
Wall is made of Grass, Thatch, Bamboo etc., Plastic or Polythene
Types of Housing based on common Physical Characteristics
Detached ,
Semi-detached,
Row housing,
Town house,
Apartment / Flats, etc
Detached houses: It is characterized by being a completely independent structure and housing one family. The single-
family detached housing is generally considered to be the best type of housing. This type of dwelling occupies its own
structure from ground to roof and is separated from other dwellings by open spaces. The property lines and density are
influenced by zoning and subdivision regulations which specify both minimum plot area and dimensions. The detached house
can either have a built-in garage or a detached one. It must be understood that a detached house can take on any form or
style. As long as no walls of the structure are connected to another dwelling, the house remains to be a detached house.
One advantage of a detached house is the fact that the free space surrounding the building is private to the owner and his
family. Depending on local regulations and codes, you can do whatever allowable extension or modification you would like to
be done in your house. You would not need to pay property management fees like those paid by condominiums and
townhouse dwellers.
The disadvantage is that all repairs and maintenance of the house and lot is at the expense of the owner. Every site
improvement like adding a patio or a pool or a garden is at the expense of the owner too.
Semi-detached Houses: A semi-detached house is a pair of houses joined together by a common wall. One side of each
house shares a common wall, while the other is detached. This type of housing is called a duplex in other parts of the world.
It became popular in the UK and Ireland in the 1920s and the 1930s.
One advantage of living in a semi-detached house is that there is still a level of privacy even if one wall is shared by the two
houses. A glaring disadvantage is that the upkeep of your side of the property still falls only on you. Another disadvantage is
that you cannot just plan extensive renovations and extensions as you have to consider your twin house.
Town House/ Row Housing: Row houses are multiple dwelling units arranged in rows, each with exterior ground floor
access. These type of houses are characterised by relatively narrow and deep proportions with windows at the front and
back. Access to sunlight depends on the orientation of the lot. Terraces whose windows only face east or west are the most
constrained. These houses allows for private entries to individual dwellings within a narrow street frontage, thus minimizing
length of utility runs and provides relatively low rise dwellings with medium to high density
Apartment: A flat or an apartment is a living area that is part of a building. Usually, a flat is situated in a building that is
split up into multiple living areas for different residents. A flat can be a studio unit, a one- bedroom, two-bedroom or three-
bedroom unit.
The main disadvantage of renting out a flat is that the unit will never be yours. You do not have the right to make
improvement on the premises to suit your needs unless you ask permission from the landlord. The one advantage of renting
a flat is that you don't have sole responsibility on the property as you are only renting. In case you feel like changing
locations, you can just finish your lease term and leave after.
6.1.3.3.2.1: Analysis:Distinguish:--Distinguish between different typologies of housing based on physical characteristics:

Detached, Semi-detached, Row housing, Town house, Apartment, Farmhouse etc
6.1.3.3.2.2: Evaluation:Assess:--Assess relative advantages and disadvantages of the different typologies
6.1.3.3.2.3: Analysis:Distinguish:--Distinguish the following categories of ‘Census Houses’ with residential use: a]
Permanent houses ( Pucca), b] Semi permanent houses ( Semi- Pucca), c] temporary houses ( Kuchha-I). d] Non
serviceable temporary houses ( Kuchha-II).
6.1.3.3.3.1 Question:->
Distinguish between different typologies of housing based on physical characteristics: Detached, Semi-detached, Row
housing, Town house and Apartment.
6.1.3.3.3.2 Question:->
Distinguish the following categories of ‘Census Houses’ with residential use: a] Permanent houses ( Pucca), b] Semi
permanent houses ( Semi- Pucca), c] temporary houses ( Kuchha-I). d] Non serviceable temporary houses ( Kuchha-II).
6.1.3.3.3.3 Question:->
Compare the advantages and disadvantages of: a) Detached & b) Row housing.
6.1.3.3.3.4 Question:->
Compare the advantages and disadvantages of: a) Walk-up & b) High rise apartments.
6.1.3.4 Unit:Typology of Housing based on mode of delivery [in terms of land subdivision and ownership]
The Classification of housing based on mode of delivery [in terms of land sub-division, and ownership] is as follow:
i)Plotted and Group Housing,
ii)Cooperative,
iii)Self Help,
iv)land Leasehold,
v)Freehold / Condominium,
vi)Rental Housing
Classification of housing based on mode of delivery in terms of land sub-division
The residential areas are developed either as (a) plotted development or (b) group housing/flatted development in terms of
land subdivision. The density pattern i.e. (high density, high medium density, low medium density or low density) are
followed for working out the pattern of development with respect the size of the plot to number of dwelling units on each
plot, setbacks, FAR and the number of storeys/height of the building. The municipal and social infrastructure as per the
norms and standards specified in the master plan are provided. The various sites/plots required for social and municipal
infrastructure are indicated in the layout plans. The development norms for different use/activities and on different size of
plots are applied for sanctioning of the plans. These are based on development control rules applicable to the city/town.
Plotted development: The layout plans for residential scheme are formulated keeping in view
(1) that there would be sufficient light and air in the buildings when constructed
(2) that there would be protection against noise, dust and local hazards
(3) that there would be sufficient open space for various family needs
(4) that the circulation and access is easy and is safe from accident point of view
(5) that, as far as possible, the plots are of regular shape and size and
(6) these are logically arranged in a systematic manner so as to give a regular pattern of development in the form of row
houses, detached and semi-detached houses and if necessary the regular bungalow type sites.
For low-income group the minimum plot size should not be less than 30 sq.mt. However, the plot size may vary depending
upon the type of the housing, needed for a particular city based on general affordability of the people. The size of the plot
would also depend on the number of dwelling units to be permitted on each plot.
Group housing: Housing for more than one dwelling unit, where land is owned jointly (as in the case of co-operative
societies or the public agencies, such as local authorities or housing boards, etc) and the construction is undertaken by one
Agency. The number of dwelling units are calculated on the basis of the density pattern given in the development plan,
taking into consideration a population of 4.5 persons per dwelling unit.
Classification of housing based on mode of delivery in terms of ownership
Co‐operative housing: Housing cooperative has been defined as: “A legally incorporated group of persons, generally of
limited means, pursuing the same cause of meeting the common need of housing or its improvement based on mutual
assistance. In such a cooperative, the membership is voluntary and control is democratic, and members make an
approximately equal contribution to the capital required”.
A housing cooperative is a legally established association that is owned and democratically controlled by its members for the
primary purpose of improving their living conditions. Democratic control by residents, open and voluntary membership,
limited return on membership investment, the expansion of services beyond merely the supply of housing to the provision of
a wide range of community services, and a strong emphasis on self-help and cooperative action are the basic characteristics
of housing cooperatives.
Self-help housing: “Self-Help Housing” involves groups of local people bringing back into use empty properties that are in
limbo, awaiting decisions about their future use or their redevelopment. It differs from “self-build housing”, which involves
constructing permanent homes from scratch.
Self help housing groups negotiate with the owners of empty properties for their use and then go on to organise whatever
repairs are necessary to make them habitable. These are normally groups of people who can’t afford to buy their own
housing and whose housing needs are such that they will not be offered a permanent tenancy by the local authority or a
housing association ( eg all sorts of single people, couples, young people, refugees etc).
The properties are often “borrowed” on the basis of a licence or sometimes a lease, for a specified period of time. On
occasion, future plans change and the buildings may even become available on a permanent basis.
Condominium
A condominium is actually similar to an apartment, except for some additional factors. The additional factors are:
1. It must have common facilities, e.g. pool, tennis courts, gym, etc.;
2. The total land area of the development should be at least 4,000sq.m., or larger, and
3. It must be approved and accorded the title of "condominium" by the relevant authorities.
Freehold
Freehold means outright ownership of the property and land on which it stands. In freehold, the owner of the land has no
time limit to his period of ownership. For example, if you own the freehold, it means that you own the building and the land
it stands on outright, in perpetuity. It is your name in the land registry as “freeholder”, owning the “title absolute”. Freehold
is pretty much always the preferred option. You won’t have to pay annual ground rent. You are solely responsible for
maintaining the building.
Leasehold
Leasehold is the method of owning property (usually a flat) for a fixed term but not the land on which it stands. Possession
of the property will be subject to the payment of an annual ground rent. When the lease expires, ownership of the property
reverts back to the freeholder. Leaseholders will have to obtain permission for any major works done to the property.
Leaseholders may face other restrictions regarding subletting.
Rental Housing
Rental housing can be simply defined as a property owned by an individual other than the resident or by a legal entity, and
for which the resident pays a monthly rent to the owner. It is simply a formal or informal contract between the tenant and
the landlord to rent the dwelling for a certain period of time at a predetermined price.
6.1.3.4.2.1: Analysis:Distinguish:--Distinguish between different typologies of housing based on mode of delivery: Plotted,
Group Housing, Cooperative, Self Help, Leasehold, Freehold / Condominium, Rental Housing
6.1.3.4.3.1 Question:->
What are the different types of Housing Cooperatives?
6.1.3.4.3.2 Question:->
What are the advantages of Housing Cooperatives?
6.1.3.4.3.3 Question:->
What are the advantages of self-help housing?
6.1.3.5 Unit:Typology of Housing based on special purpose
Special Purpose Housing is both a philosophy and an approach for providing services within a housing environment. It
provides a residential setting where people with special need can not only avail a decent habitation but also can receive the
support they need.It can be classified into various types such as:
• Barrier free,
• Congregate housing for assisted living,
• Night shelters,
• Incremental Housing
Barrier free housing:
‘There is no human being who matches all the average proportions and abilities; a standardised person does not exist.
Every person deviates from the average to a greater or lesser extent.’
We may define Barrier free housing as that having no architectural barriers, that is no design or construction characteristics
that prevent ease of access and free movement for people with any kind of limited ambulatory functions. Accessibility
criteria can be a collection of minimum measurements and recommendations addressed to increase the range of use and
function for people with different abilities and physical conditions. In response to the differences in accessibility needs, the
concept of adaptibility has developed. Adapdibility means design features that allows dwelling unit to be inexpensively
transformed to meet the changing requirements of its residents throughout their lives or those of a disabled member, if so
required.
Congregate housing for assisted living:
Congregate Housing is a shared living environment designed to integrate the housing and services needs of elder person
who is frail, but not ill, and require a supportive environment in order to cope with the demands of daily living. The goal of
Congregate Housing is to increase self-sufficiency through the provision of supportive services in a residential setting.
Congregate Housing is neither a nursing home nor a medical care facility. It does not offer 24-hour care and supervision.
Services are made available to aid residents in managing activities of daily living in a supportive, but not custodial
environment. Each resident has a private bedroom, but shares one or more of the following: kitchen facilities, dining
facilities, and/or bathing facilities.
Night Shelter:
The provision of night shelters is envisaged to cater to the homeless, which are generally provided near the Railway
Terminals, Bus Terminals, Wholesale / Retail markets, Freight Complexes etc. as per requirements, and are identified
keeping in view major work centres. Special provisions are made for the homeless, women and children including the
disabled, orphans and old.
In order to make the provision of this facility financially sustainable for the local body, innovative concepts such as
integrated complex with commercial space on the ground floor and night shelter on the first floor should be explored.
Incremental housing:
Incremental housing is a step-by-step process. It goes by different names (starter house, phased-development house,
owner-driven house), but fundamentally, incremental housing is an integral urban development process, building housing
communities and citizens. It is not quick, immediate or complete, but choice remains with the owner. It starts with a starter
core shelter. The starter core may be a kitchen/bathroom unit or just a bare lot with utility connection potential. But
recommended is a multi-purpose room with basic kitchen/bath facilities. Owners control the expansion of their housing
based on their needs and resources.
Incremental housing is an affordable way to rapidly resettle many families at a minimum housing and services level by
linking the energy of families with the large-scale city planning. It provides secure title and maximum flexibility in housing
decisions. City expansion becomes predictable and effectively uses limited funds and administrative capacity. But it is more
than housing. It also builds citizens and communities develop social networks that can support services and small scale
commercial opportunities.
Successful, incremental settlements require support in four key areas:
• A simple process for expansion to speed development by adding to the housing stock quickly;
• Strengthening individual identity and sense of community;
• Promoting safe, good quality construction practices; and
• Encouraging provision and maintenance of basic services.
6.1.3.5.2.1: Comprehension:Indicate:--To indicate the need and characteristics of : • Barrier free, • Congregate housing
for assisted living, • Night shelters, • Incremental Housing
6.1.3.5.3.1 Question:->
What is special purpose housing? Discuss the need and characteristics of various special purpose housing.
6.1.3.6 Unit:PPP in housing delivery
As per the definition of government of India (GoI), Public Private Partnership means an arrangement between a government
/ statutory entity / government owned entity on one side and a private sector entity on the other, for the provision of public
assets and/or public services, through investments being made and/or management being undertaken by the private sector
entity, for a specified period of time, where there is well defined allocation of risk between the private sector and the public
entity and the private entity receives performance linked payments that conform (or are benchmarked) to specified and pre-
determined performance standards, measurable by the public entity or its representative.
Governments throughout the world are being forced to review how to fund the increasing demand and rising expectations
of their citizens. This is because if all services and facilities are solely financed by the government, it would impose
tremendous pressure on the government financial status. Mass housing delivery is one among them which require huge
investment.
However, realizing the fact that private home owners and rental housing sector have been and will continue to be the major
provider of the bulk housing in the country, the Indian Government recently adopted public-private partnerships in
reforming the housing sector in the new National Urban Housing & Habitat Policy, 2007. In the history of housing delivery in
India, the public sector have played dominant role but the fact that private sectors are the major providers of housing in
India although with financial gains motives cannot be denied.
Therefore, the government in the provision of housing should act as “an enabler, promoter and facilitator to individual and
cooperative housing efforts rather acting as a direct implementer. It is on this premise, integration of both private and
public resources as a policy frame work for encouraging private sector participation on the housing delivery is
recommended. The modalities for public-private partnership in housing delivery of a large scale involve two major actors
and other stakeholders which are being used by the major actors. The major actors are the public sector (Government at
any level) and the private sector (Real Estate Development Companies) while the other stakeholders could be financial
institutions, insurance companies, construction companies, suppliers of building materials etc.
6.1.3.6.2.1: Comprehension:Discuss:--Discuss the need of PPP in housing sector
6.1.3.6.3.1 Question:->
Discuss the need of PPP in housing sector.

6.1.4 Module Level Problems:

6.1.4.1 Question:->
Explain how housing can be related as a subsystem of larger system of habitation.
6.1.4.2 Question:->
Classify different aspects of housing on the basis of visual characteristics, method of delivery or any specific purpose.
6.1.4.3 Question:->
Discuss the role of housing in socio economic development and quality of life.
6.1.4.4 Question:->
Discuss the advantages and disadvantages of Row-Housing compared to High-rise apartments considering the aspects: 1)
Suitability for target group of residents, 2) Energy consumption in use.
6.1.4.5 Question:->
Indicate the need and characteristics of different types of special purpose housing.
6.1.4.6 Question:->
Deduce the indicators of housing domain responsible for Quality of life.
6.1.4.7 Question:->
Examine critically some of the housing delivery projects undertaken through PPP in India with an emphasis upon the
approach and financial strategy adopted therein.
6.1.4.8 Question:->
Analyse the relevance of PPP in housing delivery.
6.1.4.9 Question:->
Analyse the advantages, disadvantages and apprehensions associated with PPP in housing.
6.1.5 Module's Learning Strategy:

Study relevant portion of:
TSS for housing and residential development.

Report No. 488(58/1.2/1), ‘Housing Condition in India - Housing Stock and Constructions’ NSS [National Sample
Survey] 58th Round, (July 2002 – December 2002), Ministry of Statistics and Programme Implementation, Government
of India, March 2004
Urban Housing and Habitat Policy, 2007, India
Public-private partnership in housing and urban development: Chapter 3: United nations human settlement programme,
Nairobi 2011
Housing Matters: A Review of the Housing Market in York Region: 2012
6.2 Module:Housing: Changing Scenario and Policies in India

Continuing urbanisation leads to shortage in housing in urban areas all over the world. The phenomenon can be observed in
cities of most developed countries as well as developing countries. Urban housing is a global issue which has remains under-
invested social sector everywhere. In case of India, according to the estimates made by the Planning Commission, there
had been a shortage of 6.64 million dwelling units in 2001in the urban areas as compared to 2.8 million units in 1951.
This module elaborates up on the urban and rural housing scenario in India together with the issues involved. It further
elaborates up on the current national urban housing policy framed by the central government and the ongoing national rural
housing schemes which are aimed at addressing the overall housing shortage and other issues involved. It is intended to
provide a comprehension of the policy in terms of its overall aim, focus and outline of contents together with the change in
approach in comparison to earlier policies.
This module, also elaborates upon the changes in approach to urban housing projects focussing on post-independence trend
in India.

6.2.2.1 Evaluation:Assess:--Assess the current urban and rural housing scenarios in India and outline the post-
independence initiatives taken by government for improvement
6.2.2.2 Knowledge:Outline:--Outline the significant changes in approach in housing projects and outline the new and
emerging trends
6.2.2.3 Knowledge:Outline:--Outline the focus, aims and the identified ‘specific areas of action’ of the policy
6.2.3 Module Units:

6.2.3.1 Unit:Urban housing scenario in India
India's rate of urban growth is highest in the world in the last decade [2000 - 2010]. The magnitude of housing
requirements is linked to the pattern of growth, settlement status and overall shelter quality. Cities and towns which are
growing at faster rate need to develop and deliver a faster and greater supply of housing. In India, the rate of housing
supply in the bigger urban settlements has not kept pace with that of the need resulting from the high rate of population
growth. The growth of slums in India has been at least three times higher than the growth of urban population, leading to a
sizeable number of urban population living in slums. As per TCPO [Town and Country Planning Organisation, India ( the
technical wing of the department of Urban Development, Gov. of India)], estimate 2001, 21.7 percent urban population
lived in slums. These requirements are growing in the context of rapid pace of urbanization, increasing migration from rural
to urban centres in search of livelihood, gap between demand and supply of sites & services at affordable cost and inability
of most new and poorer urban settlers to access formal land markets in urban areas due to high costs and their own lower
incomes, leading to a non-sustainable situation.
The second area of concern for adequate housing is the up-gradation of existing houses including access to minimum
services. As per Planning Commission estimates, the total requirement of urban housing during the 10th Plan period (2002-
2007) worked out to 22.44 million dwelling units in urban areas consisting of urban housing backlog of 8.89 million dwelling
units at the beginning of 10th Plan (2002) and additions of new housing of 13.55 million dwelling units.
As per Census 2001, the period of 1991 to 2001 witnessed a net addition of 19.52 million dwelling units in the urban
housing stock, amounting to the average annual construction of 1.95 million houses. The share of ownership housing in
urban areas has increased from 63% in 1991 to 67% in 2001 (Census, 2001). It is important to note that households
having one room accommodation declined significantly in urban areas from 39.55 per cent to 35.1 per cent during the
period 1991 to 2001 (Census, 2001). This is a result of the upward shift of accommodation and accelerated the supply of
housing stock.
However, with the growth of population in urban settlements, the land is progressively becoming a scarce resource. Decadal
census data [1971, 1981, 1991 and 2001] reveal that number of persons per residential building is increasing leading to
overcrowding.
6.2.3.1.2.1: Evaluation:Assess:--Assess the current urban housing scenario in India
6.2.3.1.2.2: Knowledge:Identify:-- Identify the Current issues in urban housing in India
6.2.3.1.2.3: Knowledge:Outline:--To outline various initiatives taken by government for urban housing
6.2.3.1.3.1 Question:->
Point out the urban housing scenario in India with the help of some of the key findings of any recent survey conducted
by any government agency.
6.2.3.1.3.2 Question:->
Point out / outline some of the initiatives taken by government of India for improving urban housing.
6.2.3.2 Unit:Characteristics of current rural housing scenario in India
Magnitude of housing requirements is linked to pattern of growth, settlement status and overall shelter quality. Though a
greater percentage of population in India currently reside in rural areas, UN and Census of India population projections
indicate a greater urbanisation in India in near future. Beyond 2040 it is likely that urban population is going to be more.
Rural settlements are characterised by out-migration for want of economic opportunities and hence a fast rate of delivery of
housing is not required when compared to urban areas. However rural areas are characterised by vernacular housing
construction with a very high percentage of ‘kachha’ construction. Affordability is low together with poor availability of low
cost construction technologies that would result in ‘pucca’ construction. Keeping this aspect in focus, a scheme of ‘Rural
Building Centre’ was launched to improve access to such technologies.
Second area of concern for adequate housing is the up-gradation of existing houses including access to minimum services.
Access to minimum services in rural areas continues to be very poor in rural areas of India. Government of India has many
schemes/ programmes for the purpose, however not under one umbrella [eg. IAY- house, sanitation scheme, PMGSY- road/
access etc] and require convergence of efforts under these different schemes.
Census data indicate that there is a gradual decrease in %age of one-room houses in rural areas, whereas there are
increases in %age of 2-room, 3-room and 4 or more room houses. The share of ownership housing in rural areas has not
been a major issue as revealed in NSSO surveys.
Decadal census data [1971, 1981, 1991 and 2001] reveal that number of houses in rural areas per 100 persons is
increasing.
6.2.3.2.2.1: Evaluation:Assess:--Assess the current rural housing scenario in India
6.2.3.2.2.2: Knowledge:Identify:--Identify the current issues in rural housing in India
6.2.3.2.2.3: Knowledge:Outline:--Outline various initiatives taken by government for rural housing
6.2.3.2.3.1 Question:->
Point out the rural housing scenario in India with the help of some of the key findings of any recent survey
conducted by any government agency.
6.2.3.2.3.2 Question:->
Point out / outline some of the initiatives taken by government of India for improving rural housing sector.
6.2.3.3 Unit:Trends in urban housing projects
The decade of 1950s saw the Indian government as planner and it was an era of institute building and initiation of many
projects. However, this decade also saw failure to anticipate and appreciate the impact of migration from rural areas to
urban areas and at the same time acknowledge the role of informal housing that led to led to gross underestimation of real
housing supply.
The decade of 1960s saw continuance of the Indian government acting as planner. This decade saw the emergence of urban
plans, regional development plans, village housing and central housing board together with continuation and initiation of
new schemes. However, it also became apparent that ‘centralised plans’ prepared left out the urban poor, slum demolition /
eviction do not work and that western standards and approaches may be not be appropriate in Indian context.
The decade of 1970s saw the government beginning to act as a provider. HUDCO was set up. This era saw focus on housing
colonies instead of 'Blocks'. Need to reduce subsidies, increase affordability and improve cost recovery to reach more
beneficiaries was realised in a hindsight. Site and services schemes were found to be too slow a process.
The decade of 1980s saw a shift of the government’s role to that of an enabler. There was also a shift in the approach for
housing for the poor. UBSP, IAY schemes were launched. A National Housing Policy was drafted. Self-help concepts were
introduced. Role of NGOs and CBOs became important in providing housing and facilities to the poor.
The decade of 1990s saw the government acting as a regulator with increased involvement of the private sector. It also saw
emergence of stakeholder participation. National housing policy was adopted in 1994. The policy was revised and readopted
in 1998 with changed goal that laid focus on the ‘habitat’ as well together with ‘housing’.
The last decade of 2000s saw government emerging as a partner in PPP and joint venture projects besides being enabler as
well as a regulator. It also saw removal of legal, financial and administrative barriers for facilitating access to land, finance
and technology, forging strong partnership between private, public and cooperative sectors to enhance the capacity of the
construction industry. FDI became welcome in the real estate sector. Overall it was ensured that housing became a priority
sector. Currently the government is going launch scheme for achieving slum free cities in India in the next 5 years.
6.2.3.3.2.1: Knowledge:Outline:--Outline the significant changes in approach in housing projects in recent past
6.2.3.3.2.2: Knowledge:Outline:--Outline the new and emerging trends in housing projects
6.2.3.3.3.1 Question:->
Outline a decade-wise time-line of public-housing / social housing in India highlighting the significant changes
in approach in post-independence India together with a reference to the global scenario.
6.2.3.4 Unit:Contents and Focus of the current Housing Policy in India
In the last two decades, i.e., 1990s and 2000s India have had three different policy documents regarding housing adopted.
The National Housing Policy, 1994 sought to increase supply of land serviced by basic minimum services with a view to
promoting a healthy environment. The policy was changed and adopted as ‘The National Housing & Habitat Policy’ in 1998.
The new policy laid greater emphasis on the aspect of “Habitat” as a supplementary focus to housing. The emphasis on
“providing” housing continued in this Policy with emphasis on both quality and cost-effectiveness especially to vulnerable
sections of society.
A new policy was again adopted in 2007, called ‘The Urban Housing and Habitat Policy’. It focuses on sustainable
development and seeks to enhance the spotlight on ‘habitat’ with a ‘Regional Planning approach’ as well as further deepen
the role of Government as a ‘facilitator’ and ‘regulator.’ Moreover, the new Policy lays emphasis on earmarking of land for
the EWS/LIG groups in new housing projects. It lays emphasis on Government retaining its role in social housing so that
affordable housing is made available to EWS and LIG of the population as they lack affordability and are hopelessly out
priced in urban land markets.
6.2.3.4.2.1: Knowledge:Outline:--Outline the overall aim of the policy
6.2.3.4.2.2: Knowledge:Outline:--Outline the contents of the policy
6.2.3.4.2.3: Knowledge:Outline:--Outline the 'focus areas' of the policy
6.2.3.4.3.1 Question:->
Point out the overall aim of the current urban Housing Policy in India.
6.2.3.4.3.2 Question:->
List the major contents of the current urban Housing Policy in India.
6.2.3.4.3.3 Question:->
Briefly outline the focus of the ‘National Urban Housing and Habitat Policy, 2007’ of India.
6.2.3.5 Unit:Aims of the policy
The National Urban Housing & Habitat Policy, 2007 lists 11 different aspects for which it has detailed aims. These are for
example:
Urban Planning
Affordable Housing
Increase flow of Funds
Spatial Incentives
Increase Supply of Land
Special Provision for SC/ ST/ OBC/ Minorities/ Disabled
Special Provision for Women
Employment Generation
Public-Private Partnerships
Management Information System
Healthy Environment
There are all together 22 listed aims for these 11 aspects.
6.2.3.5.2.1: Knowledge:List:--List the aspects for which the policy has detailed aims
6.2.3.5.2.2: Analysis:Point out:--Point out the detailed aims of the 11 listed aspects of the Urban Housing and Habitat
policy (2007) of India
6.2.3.5.3.1 Question:->
Point out the detailed aims of the ‘National Urban Housing & Habitat Policy, 2007’ of India for the eleven listed
aspects.

6.2.3.6 Unit:â Specific areas of Actionâ of the policy
Any listing of ‘specific areas’ in any such policy is related to the identified ‘focus areas’ of the policy and is strategic in nature
due to the perceived importance of the areas based on an assumed /envisaged overall impact of the actions in these areas.
In order to improve the urban housing and the state of our urban habitats, the ‘National Urban Housing and Habitat Policy,
2007’ of India lists certain ‘specific areas’, as if these are most strategic and for which it also lists the types of actions
required to be taken by the government or its agencies. The list includes eight different and specific areas. The actions
envisaged for these ‘specific areas’ include promotion of certain types of activities, formulation of specific legal stipulations,
as well as, direct interventions. Housing construction activities in India in the near future will be directly affected by all of
these.
6.2.3.6.2.1: Knowledge:List:--List the specific areas for which the policy has outlined actions
6.2.3.6.2.2: Analysis:Point out:--Point out the actions that the government deems fit to be taken for the listed specific
areas of ‘Land’ and ‘Technology support and its transfer’
6.2.3.6.3.1 Question:->
Enlist the specific areas for which the ‘National Urban Housing and Habitat Policy, 2007’ of India has outlined
actions to be taken by the government or its agencies.
6.2.3.6.3.2 Question:->
Point out the actions that the government deems fit to be taken as per the ‘National Urban Housing and Habitat
Policy, 2007’ of India, for the following listed specific areas:
a) Land
b) Technology support and its transfer

6.2.4.1 Question:->
Assess the current urban and rural housing scenarios in India and outline the post-independence initiatives
taken by government
6.2.4.2 Question:->
Mention the significant changes in approach in housing projects and outline the new and emerging trends
6.2.4.3 Question:->
Outline the focus, aims and the identified ‘specific areas of action’ of the policy

Unit 1
Study relevant portions of:
· Report No. 488(58/1.2/1), ‘Housing Condition in India - Housing Stock and Constructions’ NSS [National Sample Survey]
58th Round, (July 2002 – December 2002), Ministry of Statistics and Programme Implementation, Government of India,
March 2004
· Census of India Statistics on ‘House and Household Amenities’ [or any report /report chapter that highlight the key
findings]
· Chapter X of the 11th 5 Year Plan Document of India [2007 – 2012]
· Urban Housing and Habitat Policy, 2007, India
Unit 2
· Report No. 488(58/1.2/1), ‘Housing Condition in India - Housing Stock and Constructions’ NSS [National Sample Survey]
58th Round, (July 2002 – December 2002), Ministry of Statistics and Programme Implementation, Government of India,
March 2004
· Census of India Statistics on ‘House and Household Amenities’ [or any report /report chapter that highlight the key
findings]
· Chapter X of the 11th 5 Year Plan Document of India [2007 – 2012]
· Discussion Summary, Maharashtra, Goa, Daman & Diu State Consultation on ‘Draft National Rural Housing & Habitat
Policy’, 9th September 2006 [Basin- South Asia Regional Knowledge Platform]
Unit 3
Chapter 6: ‘A timeline of Social Housing Efforts – Globally’ in the book: Subrata Chattopadhyay (2009); ‘New Essays on
Inclusive Housing’; MacMillan India Ltd.; ISBN: 10: 0230-63666-7, 13: 978-0230-63666-8
Unit 4
National Urban Housing and Habitat Policy, 2007
Unit 5
Unit 6
6.3 Module:Housing Market

This module is intended to help students to develop a broad understanding of the way in which the contemporary housing
system in India operates; the key agencies and their powers and limitations; and the main financial and subsidy
mechanisms that impact on the housing system as a whole. It would help the students to explore the economics involved in
the housing market and ascertain the reasons for increasing gap between demand and supply of housing units. It will help
them to identify the constraints in housing delivery process. It will enable them to analyse the content of housing policy and
its intended outcomes along with monetary and fiscal policy which affect the housing sector. The students will be able to
discuss the factors that affect the housing market, identify the components of housing cost and the major constraints in real
estate development. They will also be able to state the means used by the government of India for mobilization of finance in
the housing sector. Further, the role of private real estate players in delivering housing stock will also be understood.

6.3.2.1 Knowledge:List:--List and discuss the factors that affect housing market
6.3.2.2 Comprehension:Discuss:--Discuss how the different cost components affect overall cost of housing
6.3.2.3 Comprehension:Discuss:--Discuss the means through which finance for housing development is mobilised
6.3.2.4 Comprehension:Discuss:--Discuss the role of housing finance organisations
6.3.2.5 Comprehension:Discuss:--Discuss how to make housing affordable.
6.3.2.6 Comprehension:Discuss:--Discuss new and up-coming approaches for mobilisation of finance
6.3.3 Module Units:

6.3.3.1 Unit:Factors affecting Housing Market
Housing market is primarily a function of three factors:
1. Economic factors
2. Credit market related factors
3. Policy, regulatory, planning and development factors.
1. Economic Factors
The economic factors affecting housing market are demand for housing, supply conditions prevailing in the sector, income
level and corresponding expenditure pattern of families and finally the property prices.
(i) Housing demand
‘Housing demand’ is related to market with reference to purchasing power, affordability, willingness to raise funds and it
may be assessed based on the following major factors viz. (i) the economy of doing a house (temporal choices), (ii)
affordability, (iii) willingness to pay (including for construction, maintenance, resource mobilization), (iv) availability of and
accessibility to housing finance, and (v) availability of residential plots /dwelling units at affordable prices.
There is a strong potential demand for housing in India. As a result of India’s economic growth, the income levels in
the country are increasing and leading to fast pace of urbanisation. Consequently, the demand for housing is also
increasing. According to a research conducted by CRISIL in 2007, housing stocks in terms of number of units is expected to
grow at a ‘Compounded Annual Growth Rate’ (CAGR) of 3.37% over next five years and in terms of square feet is expected
to grow at a CAGR of 4.75%. Several factors contribute to this demand in the urban areas:
a) Growing population increases demand for housing
b) Increasing urbanisation accelerates housing demand
c) Increasing purchasing power and entrepreneurial Tier-II (other than well known megapolis)cities are new drivers
d) Increasing borrowing ability provides new dimension to the sector
(ii) Housing supply
The factors affecting the ‘supply of housing’ are:
a) Supply of land
b) Regulatory mechanism
c) Required administrative approvals
(iii) Income level and expenditure pattern
In every urban society, willingness to spend for housing increases with increase in household income. The shift of
expenditure towards housing itself pegs the demand for housing.
(iv) Prices
In addition to the land costs, construction costs, other levies and taxes all impact the price of housing.
2. Credit market related factors
Two of the main factors are:
(i) Availability of housing finance through formal sources
(ii) Eligibility norms for borrowing from these formal sources
3. Policy, regulatory, planning and development factors
Policies and regulations with regards to housing development and urban development as a whole can prove to be either
impediment or catalyst to housing sector development. Such as:
(i) Urban development and housing development Regulatory factors
(ii)Planning norms including FSI or FAR
(iii) Impact of the policies and regulations on availability of infrastructure
Constraints for investment in the Real Estate / Housing sector in India
The various constraints are as under:
High cost of conventional building materials and un-attainable Building Codes and Standards( Permissions for
construction and occupation)
Norms and rates of Stamp Duty & Registration
Bye-laws and Regulations: particularly Urban Land Ceiling Regulation Act (ULCRA) (being repealed in most states as a
part of reforms under JNNURM) and Rental Act
Lack of large scale involvement of NGO / CBOs [and micro-finance systems]
Clear Title of land
Inadequate access to housing finance for the common man
Lack of fiscal incentives
Lack of robust rural housing financing system.
6.3.3.1.2.1: Comprehension:Discuss:-- Discuss the factors that affect housing market
6.3.3.1.2.2: Evaluation:Assess:--Assess the constraints in real estate development
6.3.3.1.3.1 Question:->
Discuss the factors that affect housing market.
6.3.3.1.3.2 Question:->
Assess the constraints in real estate development.
6.3.3.2 Unit:Components in Housing Cost
The housing cost is governed by factors such as:
Cost of developed / undeveloped land

Cost of infrastructure within housing project site
Cost of construction including building services at building level, such as, land, materials, labour and administration
charges
Profits
Cost of developed / undeveloped Land:
Due to its scarce nature, ‘Cost of developed / undeveloped Land’ has considerable impact on housing cost. Land
Development costs include land preparations, networks outside the site, such as, water supply, sanitation, street lighting,
roads and other such off-site costs for residential schemes.
There are also regional differences in land development costs chiefly because of the availability of materials, cost of
materials and cost of labour. The factors such as existing land policy, locational factors, prevalent design norms, prevalent
construction costs, efficiency of implementation, and the level of service provided also have considerable impact on the cost
of land.
Cost of infrastructure within housing project site:
The Task Forces on Housing & Urban Development, Planning Commission, Government of India, 1983 had identified several
factors affecting land development costs. The percentage distribution of different components of land development is
tabulated below:
Dressing and leveling cost: 3%
Roads: 18%
Water Supply: 20%
Sewerage: 19%
Solid waste Drains: 18%
Arboriculture: 15%
External Electrification: 7%
Cost of construction including building services:
Cost of construction including building services at building level such as, materials, labour and administration charges vary
regionally and it accounts to substantial percentage in the housing cost.
Profits:
While considering the housing cost in case the provider is a private developer, the profit for the developer also needs to be
accounted for. In case of PPP (Public Private Partnerships), the minimum margin of profit is clearly worked out so as to
induce private sector to take up housing projects whereas the public sector usually comply with the social obligation to
provide affordable housing to the needful without profit.
Percentage variation of these afore-said costs affects housing differently in the developed and developing countries. A
comparative study of the housing cost in India and USA shows that while the percentage material cost in both countries is
more or less same but there is huge difference in land cost, labour cost and profits. The low percentage of labour cost in
USA can be attributed to the high level of mechanization, whereas in India it is labour intensive. However, it is more
important to note the differences in %ages of land cost and profits. Whereas land costs are affected by rate of supply of
developed land [primarily the onus of government agencies, though at present ‘joint ventures’ and PPPs are becoming
common), profit %ages are low because housing costs are already very high for average annual income of the people in
India.
6.3.3.2.2.1: Knowledge:Identify:--Identify the various components of housing cost
6.3.3.2.2.2: Comprehension:Discuss:--Discuss how the different components affect housing cost
6.3.3.2.3.1 Question:->
Identify the various components of housing cost
6.3.3.2.3.2 Question:->
Discuss how the different components affect housing cost.
6.3.3.3 Unit:: Mobilisation of Finance for Housing
Macroeconomic stability or instability and the housing sector are inextricably linked. In India, the mortgage to GDP ratio was
estimated at 3% in 2001, whereas in USA it was 54%. The penetration level of mortgages is miniscule when compared with
the shortage of housing units. Governments appear to have recognised that monopolistic state owned providers of housing
finance are not be the most efficient or cost effective mechanism to develop and deepen the mortgage market. Merits of
private sector dedicated housing finance institutions have been recognised and encouraged.
The housing finance sector in India has undergone unprecedented changes over the past five years. The importance of the
housing sector in India can be judged by the estimate that for every Indian rupee (INR) invested in the construction of
houses, INR 0.78 is added to the gross domestic product of the country and the real estate sector is subservient to the
development of 269 other industries. The real estate sector is also the second largest employment generator in the country.
The fiscal concessions provided to individuals under Section 88 of the IT Act (now Section 80 C wherein the deductible
amount is up to Rs. 100,000 as compared to Rs. 20,000 earlier u/ s 88 of the IT Act) in 1995 and Section 24 (B) in 1999
(deductible amount of interest repayment is up to Rs. 1.50 lakh), have led to an increase in demand for housing loans
resulting in increased disbursements of housing finance by primary lenders over the years. As a result, housing stock in the
country increased from 148 million units in 1991 to 187 million units in 2001 and is expected to have further gone up to 218
million units in 2007.
In India, formal housing finance came with the setting up of HUDCO in 1971. HUDCO sought mainly to cater to low-income
groups, but at the same time provided technical and financial assistance to State Housing Boards, urban development
institutions and the co-operative sector. Though, however it acted as a ‘wholesaler’ initially, as it primarily gave loans to
public agencies supported by state governments.
Around the mid- and late 1980s a few housing finance companies were set up either as private limited companies (e.g.,
Dewan Housing Finance Limited) or as joint ventures with State governments (e.g., Gujarat Rural Housing Finance
Corporation) or bank sponsored housing finance companies (e.g., Can Fin Homes, SBI Home Finance, PNB Housing
Finance). At that time, even State-owned insurance companies like the Life Insurance Corporation and the General
Insurance Corporation of India set up their own housing finance arms.
With the recommendation of National Commission on Urbanisation, the National Housing Bank (NHB) was established under
an act of Parliament (NHB Act 1987). The National Housing Bank is the principal agency for the promotion and support
(including financial) of housing finance institutions. NHB can also grant loans and advances or provide financial assistance to
registered banks and housing finance institutions, or to any such authority established by or under any central, State or
provincial act and engaged in slum improvement. NHB can also devise schemes for the mobilisation of resources and
extension of credit for housing.
The facilitating role of the government and other financial institutions along with private intervention in facilitating finance to
address the housing needs of the society is an indication of the significance of the sector in overall development of the
economy. The National Agenda for Governance, which envisages the construction of 2 million dwelling units every year, also
emphasizes that housing activity would be an engine for substantial generation of employment in the country. To this end,
efforts are being made to identify the legal and administrative impediments and addressing them suitably. The earlier
dependence on the public agencies is now slowly giving way to create a strong Public - Private partnership for tackling the
housing and habitat issues. The Government's intervention will be limited through fiscal concessions, legal and regulatory
reforms and creating an enabling environment while the private sector as the other partner would be encouraged to take up
land assembly, housing construction and invest in infrastructure services.
6.3.3.3.2.1: Knowledge:Outline:--Outline the role of real estate market in the macro-economy in Indian context
6.3.3.3.2.2: Knowledge:Identify:--Identify and discuss about the financial institutions set up in India through which the
Indian government attempts to mobilise finance for housing
6.3.3.3.3.1 Question:->
Outline the role of real estate market in the macro-economy in Indian context.
6.3.3.3.3.2 Question:->
Identify and discuss about Institutional Framework for Housing Finance in India.
6.3.3.4 Unit:Sources of Housing Finance
Housing sector in India has seen rapid growth on account of various factors such as increased urbanisation, favourable
demographics, rising disposable incomes for a large section of the population, government tax incentives, larger supplies of
better quality constructions, lower interest rates and relatively stable property prices.
Categories of Formal Housing Finance
Banks could deploy their funds under the housing finance allocation in any of the three categories, i.e.
(i) Direct finance,
(ii) Indirect finance,
(iii) Investment in bonds of NHB/HUDCO, or combination thereof.
Direct Housing Finance refers to the finance provided to individuals or groups of individuals including co-operative
societies.
Indirect housing finance is channelled by way of term loans to housing finance institutions, housing boards, other public
housing agencies, etc., primarily for augmenting the supply of serviced land and constructed units.
A comparison of bank lending to housing finance for the year 2002, 2003 and 2004 (INR billion) is tabulated below:
2002 2003 2004
Direct Housing Finance Disbursements 85.66 235.53 328.16
Indirect Housing Finance Disbursements 57.01 67.96 98.45
Investments in NHB/HUDCO Bonds 4.78 34.91 27.17
Source: NHB Trend and Progress Report, 2004
The need for long term finance for housing in the country is met by the following types of institutions:
Scheduled Commercial Banks [SCB]

Scheduled Cooperative Banks (Scheduled State Co-operative Banks, Scheduled District Cooperative Banks and
Scheduled Urban Cooperative Banks)
Regional Rural Banks,
Agriculture and Rural Development Banks
Housing Finance Companies, and
State Level Apex Co-operative Housing Finance Societies.
The housing demands of various economic and demographic sections of the population are met by these institutions by way
of their housing loan schemes. The SCBs have the largest network of branches and are also the largest mobilising
institutions of savings in the country, significant part of which are, in turn, goes into the housing sector.
The following types of home loans are generally available in the market:
Home Equity Loans

Home Extension Loans
Home Improvement Loans
Home Purchase Loans
Land Purchase Loans
The National Co-operative Housing Federation (NCHF) was established as an apex organization for coordinating, guiding and
promoting cooperative housing activities in the country. The cooperative housing structure consists of primary housing
cooperatives at the grass root level and Apex Cooperative Housing Finance [ACHFS] at the state level.
Role of Housing Finance Companies [HFC]
The HFCs are expected to:
Redefine their role and move away from their traditional approach to housing finance;
Develop and expand their reach to meet the needs of people;
Devise schemes to lend at affordable rates to those who are in dire need of housing finance support;
Mobilise resources from provident funds, insurance funds, mutual funds, etc., for house building activities; and
Develop innovative instruments to mobilise domestic savings.
Performance of Housing Finance Companies
In 2006, a total of 44 housing finance companies were registered with India’s National Housing Bank, of which only 22 were
authorised to take deposits from the public (NHB, 2006). The housing finance disbursements for various institutions for
years 2001, 2002, 2003, 2004 and 2005 (INR billion) is tabulated below:
Institution Category 2000 2001 2002 2003 2004 2005
Housing Finance Companies 98.12 126.39 146.14 178.32 208.62 260.00
Banks 35.97 55.53 85.66 235.55 328.16 457.00
Others 7.01 8.68 6.78 6.42 6.23 -
Total 141.10 190.60 238.58 420.29 543.01 717.00
Source: NHB 2003, 2004, 2005

6.3.3.4.2.1: Knowledge:List:--List the different sources of housing finance
6.3.3.4.2.2: Comprehension:Discuss:--Discuss the role of housing finance organisations
6.3.3.4.3.1 Question:->
Mention the different sources of housing finance.
6.3.3.4.3.2 Question:->
Mention the institutions from where the need for long term finance for housing in the country is being met.
6.3.3.4.3.3 Question:->
What are the different types of home loans are generally available in the market?
6.3.3.4.3.4 Question:->
Discuss the role of housing finance organisations.
6.3.3.5 Unit:Approach for provision of affordable housing/ adequate shelter
The United Nations Human Settlements Programme, UN-HABITAT is the United Nations agency responsible for coordinating
efforts by the international community to promote affordable housing. Established in 1977 with headquarters in Nairobi,
Kenya, UN-HABITAT maintains operations in 87 countries through regional offices (Japan, Brazil, and Kenya) and Habitat
Program Officers in 45 UNDP country offices. UN-HABITAT is the United Nations agency for Human Settlements. It is
mandated by the United Nations General Assembly to promote socially and environmentally sustainable towns and cities
with the goal of providing adequate shelter for all.
Within its focus area the Housing Policy Section of UN-HABITAT concentrates its normative, advocacy and advisory activities
related to:
• Formulation and Implementation of Effective Housing Policies;
• Enabling Shelter Strategies;
• Slum Prevention Policies
• Upgrading, Maintenance and Management of the Existing Housing Stock;
• Housing Delivery Systems and particularly Financing Affordable Housing Provision;
• Slum Upgrading and Informal Housing Supply Systems;
• Rental Housing;
• Cooperative Housing;
• Housing for Vulnerable Groups.
• Evictions and Right to Adequate Housing
• Sustainable Housing, Sustainable Buildings and Clean Construction Technology
The Government of India and State Governments have been promoting research in the fields housing and construction
activities. This has led to a number of new alternative building materials and techniques aimed at reducing the cost of house
construction and improving the performance of conventional building materials and techniques. Energy-efficient
manufacturing processes and use of renewable raw material resources of wastes and byproducts of industry, agriculture and
forestry, etc., have resulted in Cost-Effective and Eco-Friendly (CEEF) products.
Central Building Research Institute (CBRI), Roorkee, has been established with following objectives:
Study, location-specific R&D, demonstration, training and feedback related to utilization of innovation, cost-effective
technologies in rural housing, keeping in view local resources of materials and manpower, local climate, socio cultural
traditions and proneness to natural calamities of seven villages in all, one each in seven identified zones of India.
Planning and execution of a time bound Action Programme to demonstrate realization of certain national objectives by
providing S&T inputs in the design and construction of cost-effective minimal and optimal houses and improving the
quality of existing shelters, by utilizing local materials and skills, simultaneously creating employment opportunities
through skill development and use of local materials and wastes as value-added building materials.
Building Materials and Technology Promotion Council (BMTPC)
The Building Materials and Technology Promotion Council (BMTPC), is being funded to implement a project of popularizing
Cost-Effective Building Materials and Construction Technologies.
6.3.3.5.2.1: Comprehension:Discuss:-- Discuss the role of UN-HABITAT for provision of affordable housing/ adequate
shelter
6.3.3.5.2.2: Comprehension:Discuss:--Discuss efforts for developing cost effective construction technologies for affordable
housing in India
6.3.3.5.2.3: Comprehension:Discuss:--Discuss methods for making housing affordable
6.3.3.5.3.1 Question:->
Discuss the role of UN-HABITAT for provision of affordable housing/ adequate shelter.
6.3.3.5.3.2 Question:->
Discuss efforts for developing cost effective construction technologies for affordable housing in India.
6.3.3.5.3.3 Question:->
Discuss methods for making housing affordable.
6.3.3.6 Unit:New and Up-coming approaches for mobilisation of Finance for housing
The affordable housing context is immensely challenging. The search for new financing models to deliver additional low cost
renting and owning therefore require immediate attention.
Some of the innovative ways adopted across the globe for financing low cost housing amongst all tenures are as follow:
• Austria's housing construction convertible bonds – a protected housing finance circuit with tax-incentivised bonds
specifically for affordable housing;
• China’s inter-governmental financial system which encourages local government to use land sales to the private sector.
While this may include incentives to support high-end housing, there are examples where the sale of the use rights of public
land as a way of raising finance for affordable housing;
• France's Livret A savings scheme – initially, a specialist provider of social housing finance (Credit Foncier) transformed
short-term individual deposits into cheap long-term loans for social housing. Livret A savings schemes are now provided
across the French banking system and have been particularly popular as they offer the general public tax-free savings and
security in the context of the financial insecurity of the GFC;
• Hong Kong’s self-finance public housing (though it has historically enjoyed free public land and important sales revenues
to help subsidise household housing costs);
• Singapore’s compulsory employees’ social security housing savings fund, in place since 1955;
• Switzerland’s guaranteed co-operative housing bond. Apart from the ability to buy discounted land, the Swiss social
sector relies on revolving funds, bond arrangements and a federal mortgage guarantee to cooperatives.
The financing pattern in India, RBI has stipulated the following types of bank finance under the direct housing finance.
Bank finance extended to a person who already owns a house in town / village, where he resides, for buying /
constructing a second house in the same or other town / village for the purpose of self-occupation.
Bank finance extended for purchase of a house by a borrower, who proposes to let it out on rental basis on account of
his posting outside the head quarters or because he has been provided accommodation by his employer.
Bank finance extended to a person, who proposes to buy an old house, where he was previously residing as tenant.
Bank finance granted only for purchase of plot, provided a declaration is obtained from the borrower that he intends to
construct a house on the said plot, with the help of bank finance or otherwise, within a period of two years from the
availment of the said finance.
Bank finance granted for carrying out alterations / additions / repairs to the house / flat existing or already financed by
the bank
6.3.3.6.2.1: Comprehension:Discuss:--Discuss some approaches for mobilisation of Finance for housing in other countries
6.3.3.6.2.2: Comprehension:Discuss:--Discuss new and up-coming approaches for mobilisation of Finance for housing in
India
6.3.3.6.3.1 Question:->
Discuss some approaches for mobilisation of Finance for housing in other countries.
6.3.3.6.3.2 Question:->
Discuss new and up-coming approaches for mobilisation of Finance for housing in India.

6.3.4.1 Question:->
List and discuss the factors that affect housing market and components that affect overall cost of housing.
6.3.4.2 Question:->
Discuss about various institutions through which finance for housing development is mobilised.
6.3.4.3 Question:->
What is the role of housing finance organisations in housing development?
6.3.4.4 Question:->
Discuss new and up-coming approaches for mobilisation of finance.

1. International Research Journal of Finance and Economics
ISSN 1450-2887 Issue 24 (2009), Euro Journals Publishing, Inc. 2009, http://www.eurojournals.com/finance.htm
2. Prospects & Problems of Real Estate in India: Vandana Singh, [Head, MBA Department, Seth Jai Prakash Mukand Lal
Institute of Engineering & Technology (JMIT), Radaur, Yamunanagar), Komal (Lecturer, Institute of Technology &
Management (ITM), Gurgaon)
3. Reserve Bank of India Occasional Papers
Vol. 27, No. 1 and 2, Summer and Monsoon 2006
Identifying Asset Price Bubbles in the Housing Market in India – Preliminary Evidence by Himanshu Joshi
4. Reading Material on Housing, K. T. Poulose, ITPI, New Delhi
5. Chapter 9: ‘Housing Shortage and Affordability’ in the book: Subrata Chattopadhyay (2009); ‘New Essays on Inclusive
Housing’; MacMillan India Ltd.; ISBN: 10: 0230-63666-7, 13: 978-0230-63666-8
6. Housing Finance : A Study of Experiences of Commercial Banks by Dr. N. K. Thingalaya Dr. M. S. Moodithaya Dr. N. S.
Shetty For Indian Institute of Banking and Finance, Mumbai
7. Affordable Housing for Urban Poor: Prepared by National Resource Centre SPA, New Delhi. Supported by Ministry of
Housing & Urban Poverty Alleviation Government of India
8. Richard Kintermann and Robert small site planning for cluster Housing van nastrand reinhold company, Jondon/New York
1977.
9. Joseph de Chiara and others – Time saver standards for Housing and Residential development, Mcgraw Hill Co, New York
1995.
10. Forbes Davidson and Geoff Payne, Urban projects Manual. Liverpool University press, Liverpool 1983.
11. Christopher Alexander, A pattern Language, Oxford University press, New York 1977
12. HUDCO publications – Housing for low income, sector model.
6.4 Module:Housing Need

When population of a settlement grows, as shelter is considered to be a basic human right, need for new housing arises to
house the additional population. Such need also arises when existing housing needs to be replaced. In countries, where rate
of population growth and urbanisation is high, to meet the need becomes a huge task. The issue of meeting the housing
need becomes even more complex in developing countries due to inadequacy of resources.
In India, as rate of growth of urban population is very high at present, the current rate of supply of housing does not meet
that of the need. This has become a great concern for the government and all concerned citizens.
Housing need gets translated into housing demand depending upon affordability of the populace. Whereas planners are
more concerned with the ways of meeting the ‘housing need’, architects concentrate on ‘housing demand’ as it translates
into feasible ‘housing projects. Indian builders are slowly warming up to this colossal housing shortage in Affordable housing
sector and eyeing the business opportunities as housing providers.
This module elaborates about the aforesaid aspect of housing and focuses on three aspects: a] assessing the housing
scenario of a settlement or its parts in terms of housing shortage, and need, b] assessing potential of different pockets of
land to meet the housing need /demand and c] assessing provisions and applicability of government housing programmes to
meet the need of different sections of the society.

6.4.2.1 Evaluation:Assess:--Assess Housing Stock in different economic categories in a locality
6.4.2.2 Comprehension:Classify:--Classify factors that influence ‘housing need and demand’
6.4.2.3 Analysis:Analyze:--Analyze ‘housing shortage’ of a settlement or its parts
6.4.2.4 Evaluation:Assess:--Assess future ‘housing need’ of a settlement or its parts considering future growth factors.
6.4.2.5 Evaluation:Assess:--Assess comparative potential of different sites for housing development
6.4.2.6 Evaluation:Assess:--Assess provisions and applicability of government housing programmes for different sections
of the society
6.4.3 Module Units:

6.4.3.1 Unit:Definitions: House, Household, Household-Size, Housing Stock
Census House: [Census of India]
A 'census house' is a building or part of a building used or recognised as a separate unit because of having a separate
main entrance from the road or common courtyard or staircase, etc.
It may be occupied or vacant.
It may be used for a residential or non-residential purpose or both.
If a building has a number of flats or blocks which are independent of one another having separate entrances of their
own from the road or a common staircase of a common courtyard leading to a main gate, these will be considered as
separate census houses.
Household: [Census of India]
A 'household' is usually a group of persons who normally live together and take their meals from a common kitchen
unless the exigencies of work prevent any of them from doing so.
Persons in a household may be related or unrelated or a mix of both.
However, Institutional Household:
A group of unrelated persons who live in an institution and take their meals from a common kitchen is called an
Institutional Household.
Examples of Institutional Household are boarding houses, messes, hostels, hotels, rescue homes, jails, ashrams,
orphanages, etc.
Household Size.
The number of person constituting one household is termed as household size. In India 5 persons are considered an average
family and living in a household (Indian Census).
Household Stock
6.4.3.1.2.1: Knowledge:Define:--Define ‘residential house’ and ‘household’
6.4.3.1.2.2: Evaluation:Assess:-- Assess average household-size in a locality
6.4.3.1.3.1 Question:->
Define ‘residential house’ and ‘household’
6.4.3.1.3.2 Question:->
Assess average household-size in a locality
6.4.3.2 Unit:Housing Need & Demand
Housing need
Housing need refers to the need of shelter for every individual / household irrespective of their capability to afford. Housing
need is assessed by the government in order to find out, where help in the form of intervention is required. Housing need is
expressed in numbers but subcategories may be made based on agreed policy on requirements of adequacy for different
income categories.
Housing Demand
Housing Demand is market phenomenon dependent up on the income levels of the people. Housing Demand for different
categories / types of housing is assessed by market players for the use of developers so that the built dwelling units can be
marketed. Housing Demand is also expressed in numbers but subcategories are made based on trends for requirements of
different income categories
6.4.3.2.2.1: Knowledge:Define:--Define and differentiate between ‘housing need’ and ‘housing demand’
6.4.3.2.2.2: Comprehension:Classify:-- Classify factors that influence ‘housing need’
6.4.3.2.2.3: Comprehension:Classify:-- Classify factors that influence ‘housing demand’
6.4.3.2.3.1 Question:->
Define and differentiate between ‘housing need’ and ‘housing demand’
6.4.3.2.3.2 Question:->
Classify factors that influence ‘housing need’
6.4.3.2.3.3 Question:->
Classify factors that influence ‘housing demand’
6.4.3.3 Unit:Components of Housing Shortage
Assessment of housing shortage is for the purpose of assessing housing need. Without making sub-categories of housing
need, if one intends to make such an assessment, the following steps may be followed [according to Institute of town
Planners, India]:
Step1- Find out the total number of households in the given area / settlement [may be from census record or from survey]-
---- [a]
Step 2 – Find out the total number of occupied number of residential census houses [may be from census record or from
survey]----[b]
Step 3 – subtract [b] from [a]. the result is overcrowding may be termed as ---[c]
Step 4 – find out the total number of household /families without any shelter [e.g. footpath dwellers etc] --- [d]
Step 5 – Add [c] + [d] – this gives the quantitative housing shortage
In addition, to above [not indicated by ITPI as accepted practice], other factors also may be considered, e.g. household size.
A large household size may also indicate joint families, some of who want separate accommodation but are unable to do so.
To assess this scenario, few comparative settlements may be chosen to find out the average size of household. The
population of the given settlement then may be divided with the newly determined household size to find out possible
number of households [if some of the joint families were to become nuclear families]. The number of households thus
found, then, may be used in step 1 as indicated earlier in place of census records.
6.4.3.3.2.1: Knowledge:Define:--Define ‘housing shortage’
6.4.3.3.2.2: Comprehension:Classify:--Classify components / parameters of ‘housing shortage’
6.4.3.3.2.3: Analysis:Analyze:--Analyze ‘housing shortage’ of a settlement
6.4.3.3.3.1 Question:->
How will you assess quantitative and qualitative housing shortage for an urban settlement?
6.4.3.3.3.2 Question:->
Define ‘housing shortage’
6.4.3.3.3.3 Question:->
Classify components / parameters of ‘housing shortage’
6.4.3.4 Unit:Future projections for housing need assessment of a se lement
By definition, projections can only provide a baseline of what would happen if past trends are carried forward, given changes
in population and the make-up of that population. They do, however, provide an absolutely necessary input into planning
decisions on services, local government finance and land requirements for future housing investment.
As there is no universal set of measures to determine either need or demand, estimates of how many houses and of what
type are required are likely to vary. For example, a determination of ‘need’, for the provision of social housing, will be
affected by certain policy as well as the measures undertaken.
Assessments of housing need and demand are integrated into national and local planning policy and, in turn, have an impact
on the supply and demand for housing.
The factors which need consideration for future projection for housing need assessment include:
A. Population growth and household formation
Changes in household formation rates
Trends in household size and regional variation
Economic, social and demographic factors in household formation
Immigration
B. Demand caused by the backlog of existing need
The level of housing need backlog
Variation in demand across different housing types and tenures
C. Affordability of housing
According to various income groups/community.
6.4.3.4.2.1: Analysis:Categorize:--Categorize and explain reasons for growth of ‘housing need’
6.4.3.4.3.1 Question:->
Categorize and explain reasons for growth of ‘housing need’

6.4.3.5 Unit:Assessment of potential of different pockets of land for housing development
In order to gauge the potential of prospective sites for housing development, it will be required to
Assess land availability by identifying buildings or areas of land that have development potential for housing;
Assess the potential level of housing that can be provided on identified land;
Identify constraints that might make a particular site unavailable and/or unviable for development;
Assess which sites are likely to be deliverable and which are likely to be developable.
In order to achieve the objective following information regarding the site will be required:
Site size in hectares;
The current site use(s);

The surrounding land use(s);
The character of the surrounding area;
Physical characteristics e.g. access and significant features;
The various parameters on which the given pockets of land being feasible for housing development can be:
Suitability – the site offers a suitable location for development now and would contribute to the creation of sustainable
communities;
Availability – the site is available now and free of ownership constraints;
Achievability – there is a reasonable prospect that housing will be delivered on the site, and in particular that development
of the site will be viable.
6.4.3.5.2.1: Knowledge:Identify:--Identify and select parameters for assessing potential of prospective sites for housing
development
6.4.3.5.2.2: Synthesis:Formulate:--Formulate a method for composite and comparative analysis of potential of

prospective sites for housing development based on selected parameters
6.4.3.5.3.1 Question:->
Identify and select parameters for assessing potential of prospective sites for housing development.
6.4.3.5.3.2 Question:->
What are the factors which affect the potential of prospective site for housing development based on selected parameters?
6.4.3.6 Unit:Government programmes for housing supply
The key initiatives undertaken by the Government of India to mitigate the housing problem includes:
National Urban Housing and Habitat Policy 2007 (NUHHP)

Jawaharlal Nehru National Urban Renewal Mission (JNNURM)
Special Residential Zone / Special Residential Corridor (SRZ / SRC)
VAMBAY
NHB
HUDCO
National Slum Development Programme (NSDP)
6.4.3.6.2.1: Knowledge:List:--List various government programmes for increasing supply
6.4.3.6.3.1 Question:->
List various government programmes for increasing supply

6.4.4.1 Question:->
How will you estimate housing shortage?
6.4.4.2 Question:->
Broadly classify the factors that influence housing need and demand.
6.4.4.3 Question:->
What are the steps to calculate housing shortage and assess the future housing need of a given settlement?
6.4.4.4 Question:->
What are the different parameters which can be used for assessing potential of prospective sites for housing development?
6.4.4.5 Question:->
What are the provisions and applicability of scheme of Affordable housing in partnership as envisaged in NUHHP, 2007?

REPORT OF THE TECHNICAL GROUP ON URBAN HOUSING SHORTAGE (TG-12) (2012-17) GOVERNMENT OF
INDIA MINISTRY OF HOUSING AND URBAN POVERTY ALLEVIATION NATIONAL BUILDINGS ORGANISATION
SHEFFIELD AND ROTHERHAM STRATEGIC HOUSING LAND AVAILABILITY ASSESSMENT, SEP 2015, DAVE
CAULFIELD AND PAUL WOODCOCK
6.5 Module:Slums and Squatter Settlements

One of the most serious housing problems globally, common to all cities, is the emergence of slums. According to UN estimates 36.1% of the global
population lives in slums. The phenomenon began as an impact of industrial revolution and consequent changes in the economies. Today, while access
to safe and secure housing is recognised as one of the most basic human rights, estimation of Town and Country Planning Organisation of India reveals
that approximately 21.7% of the Indian urban population lived in slums and squatter settlements in 2001. Growth of slums in India has been at least 3
times higher than the growth of urban population in the recent decade. The migration from rural to Urban areas in search of better Quality of life and not
finding suitable housing results in development of slums in urban India
This module relates to the study of existing housing in any urban settlement that is deficient in terms of quality of built-environment and infrastructure
compared to norms set. It gives an overview of housing conditions in slums, survey methods of assessing and ways to improve the same taking into
account the government policies, legislations and programmes. It comprises of six units that are related to six different aspects, such as, causes of
growth of slums, characteristics of different types of slums, assessment of physical development needs for different types of slums, approaches for slum
improvement, project formulation for slum improvement, existing policy and legal framework for slum improvement.
Even though, slum housing is a global phenomenon, characteristics, needs and measures to improve the housing conditions differ from country to
country, as well as, from locality to locality. Hence, this course is, in parts India – centric, especially for the aspects of legislations, policies and
government programmes.

6.5.2.1 Comprehension:Classify:--Classify slums and characterise the housing conditions
6.5.2.2 Evaluation:Assess:--Assess physical development needs in slums
6.5.2.3 Knowledge:State:-- State how to prepare a DPR [Detailed Project Report] for a slum development project
6.5.2.4 Application:Apply:--Apply the norms and provisions of a city Master plan for slum improvement
6.5.2.5 Analysis:Appraise:--Appraise the issues involved in using the provisions of the ‘Slum Act’ in India
6.5.3 Module Units:

6.5.3.1 Unit:Definition and causes of growth of slums
Defining slums:
There is no universal definition of slums. It varies from place to place but the perception regarding a slum remains similar.
Broadly, quality of housing is associated with six aspects:
Materials of construction and space in dwelling units

Availability and access to physical infrastructure [utility services and supply, for example, access roads, water supply,
electricity grid / supply, storm & waste water drainage systems, solid waste disposal, communication network, cooking
gas supply etc.]
Availability and access to social infrastructure [for example, education facilities, healthcare facilities, open spaces and
other recreational facilities, convenience shopping, security facilities etc.]
Socio-economic aspect
Status of Tenure
Aspect of Location
One associates a slum, usually, with perceived deficiencies or disadvantages in the first four aspects of the list. However,
beyond this common perception, slums are identified officially both for a statistical record and more particularly by local
authorities with the intention of interventions for improvement in the quality of life.
When we consider the first purpose of statistical record, parameters for identification and distinguishing slums from
other housing are usually chosen from the 1st and 2nd aspect of the list. This is so, as, it can be done easily by simple visual
survey. However, when the second purpose of ‘intention for intervention’ is considered, parameters from the 3rd and 4th
aspects are also usually considered along with the first and 2nd to identify deficiencies in comparison to the set norms for
housing in the settlement and also to prioritise the actions for interventions.
For example, in India, when census enumeration takes place for preparing a statistical record, the following criteria are
used to identify slums:
i) All areas notified as ‘Slum’ by State/Local Government and UT Administration under any Act;
ii) All areas recognized as ‘Slum’ by State/Local Government and UT Administration which have not been formally notified
as slum under any Act;
iii) A compact area with at least a population of 300 or about 60-70 households of poorly built congested tenements, in
unhygienic environment usually with inadequate infrastructure and lacking in proper sanitary and drinking water facilities.
Similarly, also in India, the Draft National Slum Policy provides the following guidelines for defining slums:
a) In general, all under-serviced settlements, be they unauthorised occupation of land, congested inner-city built up areas,
fringe area unauthorised developments, villages within urban areas and in the periphery, irrespective of tenure or ownership
or land use shall be covered under the definition of a slum/informal settlement.
b) The criteria for defining a slum/informal settlement shall take into consideration economic and social parameters
(including health indicators) as well as physical conditions. Each State/Union Territory shall lay down the norms/criteria for
categorising an area as underserviced and the local body of each town shall list all such areas as slums.
Causes of growth of slums:
Rural Push & Urban Pull factors
These factors lead to migration of poor people from rural to urban areas due to lack of economic opportunities in rural areas
in comparison to urban areas
· Difficulty in transforming old core areas of towns and cities to meet the current needs
There are usually two trends:
a] Outward movement of some of the people and economic activities to newly developed areas with better urban services
resulting in loss of revenue, lower rent and consequently less money for maintenance of old buildings coupled with difficulty
of providing new urban services
b] People and economic activities continue to remain in place, growth in economic activities attracting more people and
traffic leading to congestion and lack of space which further increases the difficulty of providing new urban services
· Slow rate of delivery of developed land, consequent failure to keep pace with housing demand and further
consequent inappropriate land and housing markets
Price rise leads to pushing the lowest section in the economic ladder out of the housing market. Development of ‘urban
sprawl’ near or outside the urban periphery leading to un-authorised [ not sanctioned as per the norms set for the town/
city]
It is experienced that migratory people can enjoy city/urban services with negligible effort and cost like sleeping in
pavements/ railway platforms, using public toilets and cheaper means of public transportation, etc. which are not present
in rural India. Further urban India also has opportunities of small time household jobs or services, which often generates
regular income.
· City Expansion
Due to any reason, sometimes city limits are redefined and expanded leading to many villages surrounding the town / city
becoming part of the city. These settlements exhibit slum characteristics in comparison to other parts of the town / city.
· Norms of financial institutions
Poor sections of the society and especially the migrant poor find it difficult to provide collateral / bank guarantee to secure
loans. This and other such norms make it difficult for the poor to access support of the official financial institutions for
housing
· Speculation
Speculation leads to booking of housing by rich speculators leading to vacant housing plots and semi-constructed dwelling
units that contribute to housing shortage and unavailability of housing for the needy.
6.5.3.1.2.1: Knowledge:Define:--Define ‘slums’
6.5.3.1.2.2: Knowledge:Identify:--Identify the housing conditions and intent that lead to declaration of a locality as a slum
in India
6.5.3.1.2.3: Knowledge:Identify:-- Identify causes of growth of slums
6.5.3.1.3.1 Question:->
Discuss how slums are defined. Why norms for declaring a housing locality a ‘slum’ may differ from place to
place? Why universal definition of slum has not been evolved?
6.5.3.1.3.2 Question:->
Point out and explain the various causes of growth of slums in big urban settlements.
6.5.3.2 Unit:Classification of slums
Classification of slums
Classification may be based on different criteria depending upon the need of such classification, for example;
a] by typological characteristics
b] by location
c] by needs of infrastructure development
d] by population characteristics etc.
However, slums are mostly categorised by a few basic characteristics and these are for example:
· Congested old areas in a city / town [commonly known as central ‘urban blight’ if at city core area and where it is difficult
to provide modern amenities and facilities based on the current norms]
· Squatter Settlements (squatting on other’s land [with no legal tenure] mostly: shacks & shanties]
· Unauthorised colonies at the urban fringe [construction without authorisation /sanction from municipal /appropriate
authority in sub-divided land parcels mostly for speculation where city would grow]
· Villages within urban areas and in the periphery [due to city expansion]
Characteristics of different types of slums
Characteristics of slums may vary from place to place even for same types of slum. One may chose a set of parameters to
observe the characteristics. These parameters may be many. Considering a few parameters, it is possible to present a set of
generic characteristics for the different categories of slums listed above. Parameters for presenting generic characteristics,
or in other words, general characterisation may be as follows:
Tenure
Materials & condition of dwelling units
Density of dwelling units and ground coverage
Location
Payment of Property Tax
Access to Infrastructure [urban utility services]
Type of residents
Type of land –use
Social harmony and behaviour during times of social /political unrest
etc.
However, it is true that for the afore-mentioned criteria it is possible that characteristics may differ when only a few slums
are observed for each type/ category. But, if a large number of slums are observed for each type/ category, generalisations
can be made.
6.5.3.2.2.1: Comprehension:Classify:--Classify slums into different typologies
6.5.3.2.2.2: Knowledge:List:--List the characteristic conditions of housing in ‘central urban blights’
6.5.3.2.2.3: Knowledge:List:--List the characteristic conditions of housing in ‘squatter settlements’
6.5.3.2.2.4: Knowledge:List:--List the characteristic conditions of housing in ‘urban sprawls’
6.5.3.2.3.1 Question:->
Compare the general characteristics of three types of slums, a] Squatter Settlements, b] Urban blight at City core, c]
Unauthorised Settlements [urban sprawl]
6.5.3.3 Unit:Assessment of housing related development needs of the slum residents
Selection of different aspects for assessment of housing need in slums
Whereas assessment of housing and related need in slums may be a minor research where all kinds of need may be
assessed. In this context however, only an implementable project is being focussed up on, whereby the selection of such
‘aspects’ is related to the provision of the programme through which the project is being undertaken. Hence, it would vary
from programme to programme. Some of the common aspects related to physical development, which one may select are
as follows:
i] Dwelling Units
· Need for construction of new dwelling units
· Need for up-gradation or repairing of old dwelling units
ii] Social Infrastructure Facilities
· Need for community centres
· Need for recreational facilities
· Need for educational facilities [pre-school education, non-formal education, adult education]
· Need for healthcare facilities [maternity, child health and primary health care] etc.
iii] Physical Infrastructure / amenities / Urban Basic Services
· Extent of need for water supply network
· Need for hand-pumps or boring [if city level water supply is not available]
· Extent of need for storm water drains
· Extent of need for sewers
· Extent of need for widening and paving of existing lanes
· Extent of need for street lights, etc.
· Need for community toilets, baths, latrines etc.
· Need for parking spaces [mainly in case of central city blight]
· Need of open spaces and playgrounds
· Need for garbage disposal facilities
Design & planning issues related to Generic needs of slum residents for different aspects of housing
In both architectural design exercises and planning exercises, there are certain design principles and planning principles that
one has to follow, even though one may not achieve all that one expects to do. However, for different situations and
different projects, one has to identify the most important issues involved and find solutions for those. Any design and
planning exercise is appreciated when there is a solution which is a result of application of the principles as well as, well
thought out solutions for identified issues. Hence, it is of utmost importance that one identifies the major issues as the first
step. One has to first list down the aspects, then identify the issues, and then identify solutions. The following list is not
comprehensive but may be considered as an example:
· Designing Indoor Spaces
· Outdoor spaces around dwelling units
· Construction of dwelling units
· Height of the buildings
· Access and mobility
· Provision of Urban Services
· Provision of Amenities/ Facilities

· Improvement of income
· Regularisation and norms
Survey methodology for assessing physical development needs in slums
Slum Surveys are mostly conducted either for documentation leading to research and policy making or for undertaking
development activities. The following discussion is concerning the latter. Even for the latter case, when one considers the
funding required, one usually has to take recourse to government programmes and hence the whole survey and the
methodology adopted is oriented for fulfilling the requirements of the programme. Different items for surveying are decided
on the basis of the programme and the means/ method of survey is decided as the next step. For example, if one is taking
up a development programme under IHSDP, the following types of surveys and information are required at the slum / slum
cluster level:
Household survey [socio-economic survey]

Visual survey and preparation of maps [information transfer on base maps of the city or parts of the city] for
information on availability of utility services / social amenities etc., housing conditions including building materials etc
Civil engineering surveys for details of land [measurements and geo-technical information]
6.5.3.3.2.1: Comprehension:Select:--Select different aspects for assessment of housing and related need in slums
6.5.3.3.2.2: Knowledge:Identify:--Identify and discuss design and planning issues related to generic needs of slum
residents for different aspects of housing
6.5.3.3.3.1 Question:->
Discuss some of the design & planning issues related to Generic needs of slum residents that you would
consider for different aspects of housing together with possible / preferred solutions.
6.5.3.4 Unit:Overview of measures and approaches for slum improvement
Approaches for slum improvement
The approach of slum improvement has undergone many transformations over the years all over world and in India as well.
Most of these forms co-exist today in any one form or in combinations. These are mainly:
Clearance
Relocation
In-situ improvement
Provision of basic services / environmental improvement
Socio-economic development
Self-help in construction and community involvement
Tenure regularization
Initially slums were perceived as un-wanted and the approach was of clearance of the area. Later, relocation and
rehabilitation of slum residents in better built environment conforming to certain set standards / norms became very
common. Relocation was found to be very difficult as these caused severances of linkages of the slum residents with their
locations of employment. Further, availability of suitable land was another issue. In addition, most of the slum colonies
enjoy political patronage. Unwillingness of the slum residents to relocate with political support behind them, in-situ
improvement of slums became the priority. Whereas many relocation projects involved the well known ‘site and services
approach’, ‘in-situ improvement’ projects involved provision of basic services or environmental improvement of the slums.
Experience with these kind of projects taught that mere physical provision of amenities or services were not enough and
sustainable without simultaneous socio-economic development. At the same time, external funding agencies [external to
India] began to emphasise the importance of simultaneous improvement of the human resource. Hence, projects began to
have a component of socio-economic development. Concurrently, the roles of slum residents themselves as well as the local
leaders were recognised for implementation of the slum improvement projects. Hence, BSUP [Basic Services for Urban Poor]
projects in India focussed up-on:
• Service Delivery with endorsement by the Poor for decisions taken by Local Authorities
• Representative Community-based Organisations being federated into Multi-tiered Structures at Community, Ward
and City Level
• Strategy of Information Sharing to Empower for Selection from Alternatives
The BSUP projects, in addition, had a women orientation in consonance with the global focus. Almost as a corollary to all
this, the grant of land-ownership titles to slum residents came in-to focus [In India, commonly known as granting of
‘patta’]. However, the present schemes of IHSDP [Integrated Housing & Slum Development Programme] effective in non-
JNNURM cities [Jawaharlal Nehru National Urban Renewal Mission, effective in 63 large cities including all capital cities] and
BSUP effective as a component in all JNNURM cities focus on slum-residents with land-ownership rights. Prior to JNNURM
and IHSDP, however a new transformation to the approaches had happened in India. The focus was on scaling up the
projects in the form of a city wide network of projects and called ‘slum networking’.
Major ongoing and past government programmes / means [of the central government] for dealing with slums in India
Schemes and acts could be either of central government or of the state government. Accordingly there are many state
government schemes in the states. Notable central government efforts are as following:
Social Housing Schemes (in 1950s)

Slum [Clearance and Improvement] Act, 1956
Schemes for Environmental Improvement of Slums (1972)
Site & Services Schemes
Basic Services for Urban Poor (BSUP)
National Slum Development Programme (NSDP)
Slum Networking
Swarna Jayanti Shahri Rozgar Yojana [SJSRY 1997] (scheme for employment/ augmenting income) with components:
Urban Self Employment Programme
Urban Women Self-help programme
Skilled Training and Employment Programme for Urban Poor
Urban Wages Employment Programme
Urban Community Development Programme Network
Draft National Slum Policy [2001]
2 Million Housing Programme
VAMBAY [Valmiki-Ambedkar Malin Basti Awas Yojna]
Integrated Housing & Slum Development Programme (2005)
Rajiv Gandhi Awas Yojna [As of 2009, government is going to launch the scheme aiming for slum free cities in India in
next 5 years and would seek help of private capital]
Housing for all by 2020
6.5.3.4.2.1: Knowledge:List:--List different well known approaches for slum improvement
6.5.3.4.2.2: Analysis:Point out:--Point out the reasons for changes in approach to slum improvement
6.5.3.4.2.3: Knowledge:List:--List the major ongoing and past government programmes / means for dealing with slums in
India
6.5.3.4.3.1 Question:->
List the major ongoing and past central government programmes / means for dealing with slums in India.
6.5.3.4.3.2 Question:->
List different well known approaches for slum improvement and point out the reasons for changes in approach
to slum improvement including public opinion survey.
6.5.3.5 Unit:Provisions and approaches of current slum improvement scheme in India [IHSDP: Integrated Housing
and Slum Development Programme]
Integrated Housing & Slum Development Programme [IHSDP] was launched in 2005 with an aim of combining the earlier
schemes of VAMBAY [Valmiki-Ambedkar Malin Vasti Awas Yojna] and NSDP [National Slum Development Programme] under
the new IHSDP Scheme for having an integrated approach in ameliorating the conditions of the urban slum dwellers who do
not possess adequate shelter and reside in dilapidated conditions. The scheme seeks to enhance public and private
investments in housing and infrastructural development in urban areas.
Objectives of IHSDP:
The basic objective of the Scheme is to strive for holistic slum development with a healthy and enabling urban environment
by providing adequate shelter and basic infrastructure facilities to the slum dwellers of the identified urban areas.
Coverage / Applicability:
The scheme applies to all cities/towns, excepting cities/towns covered under JNNURM [Jawaharlal Nehru National Urban
Renewal Mission, covering 63 large cities including all capital cities and cities of special importance]. The target group under
the scheme is slum dwellers from all sections of the community through a cluster approach.
Beneficiary Selection & Title of the land
By SUDA [state urban development authority]/ DUDA /ULBs [urban local body] /Government Nodal Agency authorized by
the State Government. Title of the land should preferably be in the name of the wife and alternatively jointly in the names
of husband and wife. In exceptional cases, title in the name of male beneficiary is permitted.
Ceiling Cost for Dwelling Unit
In 2005 it was fixed at Rs. 80,000 but later revision of IHDSP has made it Rs.1,00,000 for the projects sanctioned during
2008-09 onwards for the purpose of determining Central share, with States/UTs/ Urban Local Bodies (ULBs) having the
freedom to fix higher unit cost for housing and composite cost for housing and basic infrastructure, meeting the additional
cost by themselves.
Minimum Floor Area of Dwelling Unit
Not less than 25 sqm area and preferably two room accommodation plus kitchen and toilet are to be constructed.
Infrastructure Development and Maintenance in the slums
State Governments should ensure a separate provision for upkeep and maintenance of the public assets created under the
scheme.
Financing Pattern
The sharing of funds is in the ratio of 80:20 between Central Government & State Government/ULB/ Para-statal agencies.
For special category States, the funding pattern between Centre and the States is in the ratio of 90:10.
States/Implementing Agencies may raise their contribution from their own resources or from beneficiary contribution/
financial institutions. Funds from MPLAD/MLALAD could be channelised towards project cost and to that extent the ‘State
share’ could be suitably reduced. However, MPLAD/MLALAD [Member of Parliament / Member of Legislative Assembly Local
Area Development fund] fund would not substitute beneficiary contribution.
In case Externally Aided Project (EXP) funds are available, these can be passed through to the State Govt. as funds
contributed by State/ULBs/FIs.
Beneficiary Contribution: Housing is not provided free to the beneficiaries by the State Government. A minimum of 12%
beneficiary contribution is stipulated, which in the case of SC/ST/BC/OBC/PH and other weaker sections is 10%.
Convergence of projects for social sector components: However, the schemes of health, education and social security is to
be funded through convergence of schemes and dovetailing of budgetary provisions available under the programmes of the
respective sectors (Health, Human Resource Development, Social Justice and Empowerment and Labour, etc.), but is to be
monitored by the Ministry of Urban Employment & Poverty Alleviation in so far as urban poor are concerned.
Incentives: After due assessment of status of implementation of activities for which incentives are sought, Central
Sanctioning Committee /State Level Co-ordination Committee may sanction/recommend additional Central grant up-to a
maximum of 10% incentive as indicated below:
• For adoption of innovative approaches and adoption of proven and appropriate technologies
• For Information, Education and communication (IEC)
• For training and capacity building relating to project/ scheme
• For preparation of Detailed Project Reports
• For bringing about efficiencies in the projects
Admissible Components
i) Provision of shelter including up-gradation & construction of new houses
ii) Provision of community toilets
iii) Provision of physical amenities like water supply, storm water drains, community bath, widening and paving of existing
lanes, sewers, community latrines, street lights, etc.
iv) Community Infrastructure like provision of community centres to be used for pre-school education, non-formal
education, adult education, recreational activities, etc.
v) Community Primary Health Care Centre Buildings can be provided
vi) Social Amenities like pre-school education, non-formal education, adult education, maternity, child health and Primary
health care including immunization, etc.
vii) Provision of Model Demonstration Projects
viii) Sites and Services/houses at affordable costs for EWS & LIG categories
ix) Slum improvement and rehabilitation projects
x) Land acquisition cost will not be financed except for acquisition of private land for schemes/ projects in the North Eastern
States & hilly States, viz., Himachal Pradesh, Uttarakhand and Jammu & Kashmir
Major components of DPR [Detailed Project Report] for IHSDP schemes
DPR preparation is the task of the urban local body. It usually engages one or more consultant groups for the purpose. The
consultants require core expertise in various fields, notably, Architecture, Civil engineering, Sociology and project/
development management. DPRs may be prepared separately for many slum clusters and then collated at the urban local
body for onward submission to the central government through the state government for financial sanction and funding
based on the norms for sharing of finance. Following are the main component headings that are required to be provided in
the DPR:
Major Components of DPR for

Brief Description
IHSDP
This will include city level details, e.g., total slum population of the city as %age,
Services available to households and city areas as %ages, category-wise housing
Performa 1
shortage, number of slum clusters with population and characteristics, Master Plan
provisions etc.
Performa 2 This will include information on components of the scheme being chosen for the
improvement scheme being undertaken
This will include
A] slum (cluster) level details of the chosen slum cluster. It includes physical
Performa 3
characteristics of the cluster, socio-economic characteristics, accessibility to urban basic
services, beneficiary identification & required details, stakeholder perception etc.
B] Details of scheme design and layout [number, materials, cost, details of dwelling
units proposed, tenure details, pattern of envisaged contribution etc.]
Slum Relocation
Details of relocation scheme design and layout [number of beneficiaries, materials
[At places where in-situ slum being used, cost, details of dwelling units proposed, tenure details, pattern of envisaged
improvement programme is not contribution, coverage with basic urban services, social facilities proposed etc.]
possible]
[This (sub) scheme is only applicable in that slum up-gradation sites where the houses
Provisions Of Community Toilets
are not having individual Toilets]
/Baths
This will include information on community involvement, number, household
/population coverage cost of the project etc.
[Under this (sub) scheme access to safe water supply, sewerage, storm water drains,
Provisions Of Physical Amenities solid waste collection, widening and paving of internal roads and street lights will be
considered]
Details of existing infrastructure, details regarding proposed infrastructure
Community Infrastructures [Under this (sub) scheme: community primary health care centre /community halls,
[Provision of Community maternity centre]
Centers] Building details of existing & proposed
[Under this (sub) scheme: pre-school education, non-formal education, adult

Social Amenities education, anganwadi/ crèches, convenience shopping & milk booth, parks and
playground, livelihood support programmes]
Details of existing & proposed amenities to be provided
Project Development Framework Details regarding Public private partnership in housing and infrastructure development,
financing, tendering, monitoring, evaluation etc. mechanisms
Implementation of The Scheme Institutional framework for project implementation
Total Project Cost

Project cost and contribution patterns
[sum of all such projects in the
city/town]
NOTE:- Besides the above, the DPR also require information regarding the following which are more project management
oriented or part of actions of the government agencies:
Management of the project,

Resource mobilizations and budgetary allocation,
Sources of finances,
Monitoring mechanism,
Reviewing mechanism to accommodate/adjust the ongoing changes in the society/city development programmes,
Process Reforms
6.5.3.5.2.1: Knowledge:List:--List the conditions of applicability and beneficiary selection for IHSDP
6.5.3.5.2.2: Comprehension:Discuss:--Discuss the norms of government finance for IHSDP
6.5.3.5.2.3: Knowledge:List:--List the civil works components admissible in IHSDP scheme
6.5.3.5.2.4: Knowledge:List:--List the major components of a DPR [Detailed Project Report] for a slum development
project under IHSDP
6.5.3.5.3.1 Question:->
Indicate the ‘Objectives’ and conditions of applicability of IHSDP scheme.
6.5.3.5.3.2 Question:->
Indicate the ‘Ceiling Cost’ and prescribed ‘Minimum Floor Area’ for each Dwelling Unit under IHSDP scheme.
6.5.3.5.3.3 Question:->
Indicate the ‘Financing Pattern’ adopted for IHSDP scheme.
6.5.3.5.3.4 Question:->
List the ‘Admissible Components’ that can be taken up for slum improvement under IHSDP scheme funding.
6.5.3.6 Unit:Legislations and policies related to slums
Policies/ Approach / Guidelines / Norms related to slum improvement in Master Plan documents
Most City Development Plans / Master Plans or similar plans for any city contain policies and or norms related to slum
improvement. For example, the Master of Delhi 2021 [MPD 2021] notified in 2007 contains the following:
Policies and Guidelines
Policies/ Directions regarding Special Areas [concerning 3 old parts of the city]
Policies/ Directions regarding unplanned areas:
A] Slum and JJ [Jhuggi Jhopri] clusters [squatter clusters], Resettlement colonies, Unauthorised colonies
B] Villages
Guidelines for re-development schemes
Strategies regarding re-structuring and up-gradation of the existing areas
Traditional Inner city and unplanned areas

Unauthorised / regularised unauthorised colonies [both strategies and norms]
Approach , Guidelines, Norms/Regulations for Housing for urban poor
Rehabilitation / Relocation of slum & JJ clusters

Resettlement colonies
New housing for urban poor
Slum & JJ Redevelopment Regulations and Guidelines for Collective Community Rehabilitation / Relocation or In-situ Up-
gradation / Rehabilitation of Slum & JJ Clusters and Resettlement Colonies
Night shelter
Salient provisions of the Slum Act [1956] of India
The Slum Areas [Clearance and Improvement] Act of 1956 was enacted in India to provide for the clearance and
improvement of slum areas and also for protection of tenants in such areas from eviction. The Act defined slum as ‘any area
where the buildings are in any respect unfit for human habitation or are by reason of dilapidation, overcrowding, faulty
arrangement and design of such buildings, narrowness or faulty arrangement of streets, lack of ventilation, light or
sanitation facilities, or any combination of these factors, are detrimental to safety, health or morals’.
The Act covers the following salient provisions:
Power to declare any area as a slum

Improvement of slum areas
Restriction on buildings in slum areas and power to demolish
Clearance and re-development
Acquisition of land for improvement / re-development of slum areas
Protection of tenants in slum areas from eviction
Effectiveness of the Act has been hampered for many reasons, notably:
Lack of specific criteria and documented methodology for declaring an area as slum
Difficulty in recovery of improvement expenses
Lack of provision in the Act for judging the adequacy or quality of improvement
Difficulty in demolition of buildings
Lack of specific criteria and documented methodology for declaring an area as a clearance area
Un-acceptance of the basis [considered un-realistic by many] for determining the compensation for land acquisition by
the affected people
Difficulty in eviction of tenants when required
No provision for de-notification of slums, once notified under the Act
6.5.3.6.2.1: Comprehension:Explain:--Explain the policies and norms / provisions for slum improvement contained in a
Master Plan of a city/ town for Indian city.
6.5.3.6.2.2: Analysis:Appraise:--Appraise the issues involved in using the provisions of the ‘Slum Act’ of India
6.5.3.6.3.1 Question:->
Indicate the ‘Slum & JJ Redevelopment Regulations and Guidelines for Collective Community Rehabilitation /
Relocation or In-situ Up-gradation / Rehabilitation of Slum & JJ Clusters and Resettlement Colonies’ as
provided in the Master plan of Delhi 2021.
6.5.3.6.3.2 Question:->
Indicate the norms/ guidelines for ‘minimum necessary / feasible level of services and community facilities
(social infrastructure)’ to be provided for ‘unauthorised/ regulated unauthorised colonies’ as mentioned in the
Master plan of Delhi 2021.
6.5.3.6.3.3 Question:->
Indicate the approach of the Master plan of Delhi 2021 towards the ‘Rehabilitation / Relocation of slum & JJ
clusters’.
6.5.4.1 Question:->
List the major components of a DPR [Detailed Project Report] for a slum development project under IHSDP
6.5.4.2 Question:->
Outline the basis for classification of slum.
6.5.4.3 Question:->
What are the different survey methodologies for assessing physical development needs in slums?
6.5.4.4 Question:->
What are the major components of DPR for IHSDP schemes?

Read the relevant portions of:
Draft National Slum Policy; 2001, Government of India

Rao, P.S.N.; ‘Legislation and Slums’; in the book: Misra,G.K. & Rao, P.S.N, (2000) (Ed.); ‘Housing Legislation in India’;
Kanishka Publishers, Distributors, N. Delhi; ISBN 81-7391-359-5; pp 70-75,
Master Plan for Delhi 2021
Chapter 6: ‘A timeline of Social Housing Efforts – Globally’ in the book: Subrata Chattopadhyay (2009); ‘New Essays on
Inclusive Housing’; MacMillan India Ltd.; ISBN: 10: 0230-63666-7, 13: 978-0230-63666-8
Modified Guidelines for Integrated Housing and Slum Development Programme [IHSDP], 2009, Ministry of Housing And
Urban Poverty Alleviation, Govt. of India
Model DPR for Integrated Housing and Slum Development Programmes (IHSDP), Mission Directorate-JNNURM, Ministry
of Housing & Urban Poverty Alleviation, Govt. of India
In addition to studying books and documents stated above, visits to different categories of slums are required
as case studies.
6.6 Module:Aspects of Settlement Planning system affecting housing

Settlements transform over time due to changing needs , i.e. social/technological/cultural.. Plans for settlements are
prepared in anticipation of such changes for a future vision. These plans attempt for regulating the process of such changes,
providing for the emerging needs while protecting the interests of all. All such plans, most often, provide for undertaking
construction projects including those related to housing. These plans, if are of statutory nature, regulate such projects.
This module focuses on those aspects of settlement planning system that regulates and thus affects housing development in
an urban settlement. It covers an overview of urban settlement planning system and interrelationship of various plans,
concept of land-use classification and compatibility of land-uses, regulation of land sub-division, norms for housing
development and overall, the consequent issues in residential sector planning and design.

6.6.2.1 Analysis:Differentiate:--Differentiate various kinds of physical development plans and discuss the manner in which
these affect housing development projects
6.6.2.2 Knowledge:List:--List the various land-uses and point out the use-premises ‘permissible’ in residential zones in an
urban area in Indian context.
6.6.2.3 Evaluation:Assess:--Assess the limitations posed by sub-division regulations of any place on any housing
development project
6.6.2.4 Evaluation:Assess:--Assess the land requirement for ‘Public / Semi-Public, Recreational, Commercial and
government office facilities in a neighbourhood / sector as per the applicable provisions of the norms
6.6.2.5 Evaluation:Deduce:--Deduce and prioritise the major design issues in residential sector planning
6.6.3 Module Units:

6.6.3.1 Unit:Urban se lement planning system and interrelationship of various plans
Any activity or set of activities require planning. Physical development planning for any urban settlement is done to manage
all the activities required to meet the future needs of the settlement. The purpose is to set down as clearly and practically as
possible the best and most appropriate future development of the area.
The ‘Urban Development Plans Formulation & Implementation Guidelines’ [UDPFI Guidelines] published in 1996 by Ministry
of Urban Affairs, GOI [prepared by Institute of Town Planners, India], suggested a set of 4 inter-related plans:
Perspective plan
Development Plan
Annual Plan
Plans of Projects / Schemes
The city level perspective and developed plans are also required to be inter-related/ linked to plans that are prepared for the
greater geographical region, such as district perspective and development plans or metropolitan region perspective and
development plans[if the case is so] as a city can not be planned for in isolation to its region. Similarly, the district [and
metropolitan] plans are required to be inter-related/ linked to state level and national level plans. These development plans
are finalised after a long and deliberate process of surveys, design, public perception/ opinions, etc.
However, long term ‘Master Plans’ are still being prepared in India that are statutory in nature and comprise all the 4 inter-
related plans indicated earlier. In some places the plans are also called ‘perspective Plan’ or ‘Development plans’ [also long
term in nature in contrast to guidelines as above], depending upon the nature of the plan.
6.6.3.1.2.1: Comprehension:Discuss:--Discuss the purpose and objectives of physical development planning for any urban
settlement
6.6.3.1.2.2: Analysis:Differentiate:--Differentiate between various kinds of physical development plans that are prepared
for any urban settlement
6.6.3.1.2.3: Analysis:Point out:--Point out the interrelationship of various recent plans that are prepared for any urban
settlement in India
6.6.3.1.3.1 Question:->
What is the purpose and objectives of physical development planning for any urban settlement?
6.6.3.1.3.2 Question:->
List, differentiate and indicate the inter-relationship amongst the various kinds of urban development plans
that the Ministry of Urban Development, Government of India suggests for preparation.
6.6.3.2 Unit:Urban Land-use classification and compatible use-premises in Residential zones
Land within the jurisdiction of an urban local body or within the city limits is used for different purposes. These different
purposes of use of land may be categorised into a few major categories and further sub-categories. Sometimes, the same
piece of land may be used for different purposes, and it is considered to have ‘mixed land use’. Usually the major use of any
piece of land is considered to be its land-use, for example, a factory site may have the plants as well as the factory offices,
but the land-use is considered to be ‘Manufacturing land-use’. The major purposes of this kind of classification of land-uses
are as following:
Documentation
For purposes of taxation [in case of property being privately owned]
For assessing adequacy of availability of different categories
Formulating new land-use proposals for implementation in order to make available all types of uses as deemed
necessary for a balanced future development of the settlement
Regulation of development in terms of bulk of construction [extent and intensity] and manner of use in each of the
categories/ sub-categories
Keeping in focus: sustainability of the settlement and availability of services
Ensuring the right of healthy living for every citizen of the settlement
Buildings and premises with certain types of uses are permitted normally on specific sites/locations forming part of the
layout plans, action plans and projects of a particular use-zone. These uses are usually compatible to each other as these do
not create a harmful impact on each other and are actually, in some circumstances, required to be close to each other. For
example, a housing area would require convenience shopping, primary school, primary health centre, community centre,
parks, tot lots etc. close by for better living conditions. There are some uses which are not necessarily harmful to be
grouped together but are also not required to be very close by. But sometimes, any of these latter kinds of uses may be
required to be made part of the layout due to certain circumstances or any particular need. These are called ‘permissible’
land-uses and refer to the buildings/premises which could be allowed on an application to the ‘Competent Authority’ if such
sites do not form part of the layout plan, action plan or the project. There are some land –uses which are classified to be
‘prohibited’ to be made part of lay-out of some other –use-zones as they are decided to harmful or non-compatible for the
latter.
Hence for any category of land-use (at level I) three lists of uses of premises are prepared:
· Uses Permitted
· Permissible uses [Permissible after special application]
· Uses prohibited
6.6.3.2.2.1: Comprehension:Discuss:--Discuss the purpose of urban land-use classification
6.6.3.2.2.2: Knowledge:List:--List the various urban land- uses [policy (use-) zones] adopted for urban land-use
classification in India
6.6.3.2.2.3: Comprehension:Discuss:--Discuss the concept of compatibility of use-premises
6.6.3.2.2.4: Analysis:Point out:--Point out the use-premises ‘permissible’ in residential zones in an urban area
6.6.3.2.3.1 Question:->
What is ‘Land-use Classification’? What is its purpose?
6.6.3.2.3.2 Question:->
List the various urban land- uses [policy (use-) zones] adopted for urban land-use classification in India.
6.6.3.2.3.3 Question:->
Explain the concept of compatibility of use-premises with an example of the use-premises ‘permissible’ and
‘prohibited’ in residential zones in an urban area.
6.6.3.3 Unit:Regulation of Land Sub-division
Subdivision statutes grant the local authorities power to regulate the actions of subdivision of large land parcels within their
jurisdiction, into smaller parcels and establish norms for certain minimum requirements to be fulfilled while preparing lot /
plot layouts for development projects. These statutes may be either state level statutes or city level statutes.
In India, these are in force only as part of master plans [or other such plans with a different name] for cities or city regions.
Property may be subdivided and mutated in a land record office after sale/ transfer or after being inherited after sub-
division without these subdivision regulations coming into force. But however, when layout plans are prepared for areas of
new development and require sanction by law from urban local bodies, these regulations is required to be fulfilled.
In India, in the context of residential zones, these regulations focus on minimum sizes of land parcels for plotted
development or group housing and minimum areas to be provided for various social infrastructure/ facilities and some of the
urban utilities. Minimum norms for circulation system or access roads are usually dealt separately in the master/
development plans or are referred from BIS [Bureau if Indian Standards]/ NBC [National Building Code] etc.
However, if seen across countries, subdivision regulations help ensure minimum plot/lot sizes; proper street layout in
relation to existing or planned roadways; adequate space for emergency access and utilities; adequate water, drainage, and
sanitary sewer facilities; and appropriate site design. The subdivision regulations establish the administrative review and
evaluation procedure for processing conceptual, preliminary, and final layouts for housing development and other real-
estate development projects; information that must be included on the layout plans; design principles and standards for
lots, blocks, streets, public places, pedestrian ways, and utilities; required improvements, including streets, sidewalks,
water, sewer, and curbs and gutters etc.
Considering an example of ‘Master Plan for Delhi 2021’, the following points emerge:
The sub-division of residential use zone into use premises and subsequent approval of the layout plans is governed by
certain norms, such as
· Minimum plot size
· Provision of requisite social infrastructure governed by the norms for residential neighbourhood of 10,000
populations, detailing out the land parcel area for each type
o The requisite social infrastructure are for example –
1. Education: Primary School, Senior Secondary School
2. Shopping: Local Convenience Shopping, Service Market, Informal Bazaar
3. Other Community Facilities: Milk Booth, Banquet Hall, Religious Building, Play ground, Neighbourhood level Play area,
Anganwari [kind of government school]
4. Recreational: Tot lot, Housing Area level Park, Neighbourhood level Park
5. Utilities: Solid waste disposal facility [Dhalao] including segregation facility, Underground water tank, Local level
waste water treatment facility
6. Transportation: Three wheeler and Taxi Stand
· Certain Guidelines affecting location and some design aspects of the infrastructure mentioned above
Norms for Listed Uses/ Use Activities permitted in Use Premises (plots) for each type of Use Premise [e.g., for Hostel:
Hostel, Old Age Home, Watch and Ward Residence (20 sq.m.), Service Shops of Barber, Laundry, Soft Drink and Snack Stall
(max. 20 sq.m. each)]
6.6.3.3.2.1: Comprehension:Discuss:--Discuss the purpose of regulating sub-division of land in urban areas
6.6.3.3.2.2: Analysis:Compare:--Compare sub-division regulations for urban land in different places
6.6.3.3.2.3: Evaluation:Assess:--Assess how sub-division regulations of any place affect any housing development project
6.6.3.3.3.1 Question:->
What is the purpose of regulating sub-division of land in urban areas? Briefly explain the nature of sub-division
regulations for urban land.
6.6.3.3.3.2 Question:->
Make an assessment how sub-division regulations of any place in India, affect any housing development
project.
6.6.3.4 Unit:Regulations, norms / standards for housing development
Purpose / Objectives of housing development regulation
Regulation of housing development is considered to be necessary because:
Ensuring the right of healthy living for every citizen of the settlement is of paramount importance
Ensuring safety of the housing residents is of paramount importance
Ensuring appropriate intensity of use of the limited resource of land within the jurisdiction of the town/ city authorities
for providing adequate housing to the town/ city residents
Ensuring sustainability of the settlement and availability of resource to maintain the urban services is a major concern
Means of regulating housing development projects & Aspects which are regulated
There are various means of regulating housing development or any kind of building construction activity in a city. Certain
regulations differ for different building types whereas certain regulations do not. Most commonly used means of regulating
housing development projects in India are as following:
Means of regulation Aspects which are regulated
Land-Use & Zoning Regulations Regulation of the uses that are allowed to come up in a
[Through Master Plan provisions] designated residential zone
Town and residential density, Bulk control [FAR(Floor Area

Development code / norms / Ratio) or FSI (Floor Space Index), height restrictions, ground
regulations for control [sometimes coverage restrictions], level of physical/ utility services with
as part of Master plan, sometimes required kind and extent / quantum of amenities, kind and
in absence of Master plan: as part extent / quantum of social infrastructure related facilities/
of bye-laws or as a separate amenities, quantum of parking, in certain circumstances:
guideline] quantum of reservation [%age] of land in housing projects to
cater for urban poor etc.
Sub-division Regulations [Through

Regulation of sub-division of plots
Master Plan provisions]
Regulation of the design of the parts of buildings and building

premises, for example:
Regulation of minimum height and size of rooms, openings,

Building Byelaws
egress, staircases, provision of toilets [seats, taps etc.],
exemptions accorded to building portions for calculating FAR
/ FSI and ground coverage, quantum of open area within
premises, set-backs etc.
Design and layout of water supply services, waste water and

Byelaws related to water-supply &
soil waste disposal system, rainwater drainage and harvesting
sanitation
within premises
Provision of fire fighting systems and the related

Byelaws related to fire-fighting
requirements, means of emergency egress etc.
Regulation of design methodologies to ensure a certain level

of safety and efficiency [e.g. code for designing with
Codes of practices
concrete: IS 456 [1976, revised: 2000], Energy conservation
building code [2007] etc
Aspects, such as, barrier free environment [CPWD

Guidelines and manuals guidelines], safe communities/ neighbourhoods [not yet
applicable in India] etc.
Aspects of urban aesthetics, social aspects and such other

Specially formed commissions or objectives of design which are not easy to regulate through
bodies of ‘peer review’ specification/ prescription based regulations or norms [in
India, for example: Delhi Urban Arts Commission]
Note: As land comes under the state list [of the Indian constitution], states are free to adopt any regulation, manual or
enact any bye-law related to building construction. In this circumstance, parts of ‘National Building Code’ [NBC] act as a set
of guidelines. However, some of the parts of NBC related to ‘codes of practices’ have uniform pan-Indian application.
6.6.3.4.2.1: Knowledge:Outline:--Outline the objectives of regulating housing development projects
6.6.3.4.2.2: Knowledge:Outline:--Outline the means of regulating housing development projects
6.6.3.4.2.3: Knowledge:List:--List the aspects of housing development projects that require sanctions from regulatory/
governing bodies
6.6.3.4.3.1 Question:->
Outline the objectives of regulating housing development projects
6.6.3.4.3.2 Question:->
Outline the means of regulating housing development projects
6.6.3.4.3.3 Question:->
What are the aspects of housing development projects that require sanctions from regulatory/ governing bodies?
6.6.3.5 Unit:Land requirement for different uses in a sector/ residential planning area
Neighbourhoods or sectors, as a concept, were defined as residential communities sharing certain community facilities and
services. In the 20th century, various theories were proposed, for example by Clarence Perry, Clarence Stein, J. Sert, N. L.
Englehardt, Ebenezer Howard [Garden city concept] etc. From these theories, one may define the size of such communities
in a two-fold way: a] population: adequate for running nursery / kindergarten school(s) and b] walking distance: maximum
of 10 minutes to walk to the school from the dwelling units. Chandigarh, designed by Le Corbusier [with residential sectors
of the size: half mile x three-fourth mile] presents an example that fulfils the second condition of geographical size based on
walking distance from the boundary to the centre of the sector. Sectors designed in most of the steel townships in post-
independence India, followed this second condition dictating geographical size. However, in metropolitan cities like New
Delhi, there are instances where sectors have been designed bigger. Presently, UDPFI [Urban Development Plan Formulation
& Implementation] Guidelines of the Ministry of Urban Affairs, govt. of India, provides norms for social infrastructure
facilities considering the following levels of residential ‘planning units’:
Housing Cluster: 1000 – 4000 population

Sector: 5000 – 20000 population
Community: 25000 – 100000 population
Master Plan of Delhi 1981-2001 considered a ‘residential planning area’ with a population of 15000. The present MPD 2021
considers a population of 10000 [for a neighbourhood] for the same purpose. If a case example of MPD 2021 is considered,
then the following social infrastructure facilities are required to be provided in a neighbourhood of 10000 population [in
total: about 7 sqm per person]:
Number of Area per Unit Total Land

Use Premises
Units [hectare] [hectare]
Education
Anganwadi 2 0.02 – 0.03 0.04 – 0.06
Primary School 1 0.20 – 0.40 0.20 – 0.40
Senior Secondary School 1 0.60 – 0.80 0.60 – 0.80
Shopping
Local Convenience shopping 1 0.40 0.40
Service market 1 0.20 0.20
Informal Bazaar 1 0.10 0.10
Other Community Facilities
Milk Booth 2
Banquet hall 1 0.08 – 0.20 0.08 – 0.20
Religious Building 2 0.04 0.08
Housing area play ground 2 0.5 1.0
Neighbourhood play area 1 1.0 1.0
Recreational Facilities
Tot lot [@0.50sqm/ person, at cluster level] 0.0125 0.5
Housing area park 2 0.50 1.0
Neighbourhood park 1 1.0 1.0
Utilities
Dhalao [garbage disposal area] including

1 0.02 0.02
segregation facility
Underground water tank 1 0.20 0.20
Local level waste water treatment facility Wherever feasible
Transportation
Three-wheeler and taxi / cab stand 1 0.04 0.04
These facilities are preferably to be located along internal roads with minimum 12 m ROW [right of way], unless otherwise
specified.
Area required for any such facility, as mentioned above, is dependent upon a few factors. For example, if only need is
considered, area required for an educational facility will depend upon:
Number of children [or user] per unit of population [say, per 1000 population] (B)
%age of expected enrolment in the particular kind or level of school (C)
Total built-up area required per child or user [may be assessed from any Time Saver Standards document] (D)
FSI or FAR [floor area ratio] (floor area as a ratio of site area) allowed as per norms or, as being prescribed as a norm
(E)
In other words, if site area required is ‘A’, then
A is a function of B, C, D/E
Or, A = f (B, C, D/E)
However, if economic feasibility is also considered beyond only ‘need’, then the following has to be kept in mind:
Affordability per child or user has to be assessed

Increase in number of child or user per facility will reduce economic burden per child /user as [cost of facility and
running cost per child or user will reduce]. Hence, greater total strength of the school and greater number of students
per class will make an education facility more economically feasible.
Greater FAR or FSI allowed will reduce cost of land per child or user
Similar rationale exists for each of the different facilities, only the corresponding factors that influence the required site
area, differ.
6.6.3.5.2.1: Knowledge:List:--List the various use-premises other than that of residential uses that may be provided in a
neighbourhood / sector as social infrastructure
6.6.3.5.2.2: Synthesis:Conceive:--Conceive the rationale behind the methodology of assessment of land requirement for
various social infrastructure/ facilities to be provided in a housing sector / neighbourhood
6.6.3.5.3.1 Question:->
List the various use-premises other than that of residential uses that may be provided in a neighbourhood /
sector as social infrastructure
6.6.3.5.3.2 Question:->
Conceive the rationale behind the methodology of assessment of land requirement for various social
infrastructure/ facilities to be provided in a housing sector / neighbourhood
6.6.3.6 Unit:Overview of major design issues in residential sector planning
It is indicated in the summary of unit 6.4 of this module, that there are a number of planning norms, development
code/control, codes of practices, bye-laws and other such regulations that regulate any housing development project for
different purposes and objectives. It is also indicated in the same unit that, sometimes, there are specially formed
commissions or bodies of ‘peer review’ to look into aspects of urban aesthetics, social aspects and such other objectives of
design which are not easy to regulate through specification/ prescription based regulations or norms. An example of such a
commission in India is ‘Delhi Urban Arts Commission’. However, for most of the urban settlements in India such
commissions or bodies do not exist. However, if seen across the world, there are manuals available that documents
objectives and goals to be achieved in any housing development project. The following points / aspects of assessment and
goals to be achieved are referenced from ‘Guidelines for Planning Authorities on Sustainable Residential Development in
Urban Areas’ published by Government of Ireland and may be considered a prioritised list of major design issues in
residential sector planning. [The list is not comprehensive, and may be added to]
Prioritised aspects of assessment / Issues of design
Context: How does the development respond to its surroundings?

Connections & Permeability: How well is the new neighbourhood site connected? How convenient are the access
provided between and within areas?
Inclusivity & Legibility: How easily can people use and access the development [by users of all ages and varied
abilities/ disabilities]?
Variety: How does the development promote a good mix of activities?
Efficiency: How does the development make appropriate use of resources, including land?
Distinctiveness: How do the proposals create a sense of place?
Layout: How does the proposal create people-friendly streets and spaces?
Public realm & Safety: How safe, secure and enjoyable are the public areas?
Adaptability: How will the buildings cope with change?
Privacy / amenity: How do the buildings provide a high quality amenity?
Parking: How will the parking be secure and attractive other than being adequate?
Detailed design: How well thought through is the building and landscape design?
Sustainability: how does the design minimise vehicular trips, recycle waste and reduce need for overall energy
consumption and at the same time reduce pollution.
Prioritised objectives of design related to various major issues
Prioritise walking, cycling and public transport, and minimise the need to use vehicles within;
Promote the efficient use of land and of energy, and minimise greenhouse gas emissions;
Provide a mix of land uses to minimise transport demand;
Deliver a quality of life which residents and visitors are entitled to expect, in terms of amenity, safety and convenience;
Provide a good range of community and support facilities, where and when they are needed and that are easily
accessible;
Present an attractive, well-maintained appearance, with a distinct sense of place and a quality public realm that is easily
maintained;
Are easy to access for all and to find one’s way around together with promoting universal design;
Promote social integration and provide accommodation for a diverse range of household types and age groups;
Enhance and protect the green infrastructure and biodiversity;
Enhance and protect the built and natural heritage
6.6.3.6.2.1: Evaluation:Deduce:--Deduce and prioritise the major design issues in residential sector planning
6.6.3.6.3.1 Question:->
Deduce and prioritise the major design issues in residential sector planning

6.6.4.1 Question:->
Differentiate various kinds of physical development plans and discuss the manner in which these affect housing
development projects
6.6.4.2 Question:->
List the various land-uses and point out the use-premises ‘permissible’ in residential zones in an urban area
6.6.4.3 Question:->
Assess the limitations posed by sub-division regulations of any place on any housing development project
6.6.4.4 Question:->
Assess the land requirement for ‘Public / Semi-Public, Recreational, Commercial and government office
facilities in a neighbourhood / sector as per the applicable provisions of the norms
6.6.4.5 Question:->
Deduce and prioritise the major design issues in residential sector planning

Study the relevant portions of the following:
· ‘Urban Development Plan Formulation and Implementation Guidelines’ [UDPFI Guidelines], Institute of Town
Planners, India and Ministry of Urban Affairs and Poverty Alleviation, Government of India, 1996
· Any Master Plan of any city in India [e.g., Master Plan of Delhi, 2021]
· Time-saver Standards for Housing and Residential Development, Authors: Joseph De Chiara, Julius Panero, Martin
Zelnik
· ‘Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas’ published by
Government of Ireland [available on the internet:
http://www.environ.ie/en/Publications/DevelopmentandHousing/Planning/FileDownLoad,19164,en.pdf]
· For unit 6, one may also form a group of four to five and have a group discussion to list prioritised issues and points
of assessment of sector design layouts
6.7 Module:Housing quality and its assessment

The module helps the students to identify issues related to quality of housing, the associated norms which supposedly
enhances the housing quality. It provides insight upon the asessing techniques adopted in developed countries and should
be able to constuct indicators which can be responsive in Indian condition.

6.7.2.1 Analysis:Analyze:--Analyze the norms affecting housing quality
6.7.2.2 Synthesis:Develop:--Develop an index for assessing housing quality in Indian scenario.
6.7.3 Module Units:

6.7.3.1 Unit:The issue of quality in housing
Decent housing has been a goal of social reformer as well as the aspiration of the each individual. Yet there has always been
considerable difference of opinion as to what is standard or decent housing. Many communities have enacted housing codes
that sets some minimum standards inhabited dwellings must meet, but these standards vary from community to
community.
Decent housing has been a goal of social reformer as well as the aspiration of the each individual. Yet there has always been
considerable difference of opinion as to what is standard or decent housing. Many communities have enacted housing codes
that sets some minimum standards inhabited dwellings must meet, but these standards vary from community to
community.
Owing to varied perception the concept of ‘quality housing’ has been discussed particularly by the United Nations through its
series of seminars on the social aspects of housing through the use of different terms such as ‘suitable’, ‘adequate’,
‘standard’ or ‘good’ housing. As it was impossible to have a universal definition of good or quality housing, it was generally
agreed that good housing satisfies the residents’ needs at a given stage of development. It was also agreed that good
housing should fulfill the various functions which housing should provide, the important ones being for shelter, family life,
economic stability, family participation and access to community facilities.
Thus, it can be said that habitable housing and the ‘Quality of life’ that it provides, brings the concept of “QUALITY OF
HOUSING” in the fore. The entire dimensions of a person's sense of well-being, including all factors which contribute to
human satisfaction seem to reflect the concept of ‘Quality of life’ .This quest for quality of life includes in its ambit many
areas of family’s life along with interpersonal relationship, interaction within community, relationship to the environment and
to immediate surroundings as well as quality of living environments. Hence the term quality of life is mainly associated with
natural environment and external conditions of life, such as pollution, housing quality, aesthetic aspects, traffic congestion,
crime rate, and the like. At the same time, habitable housing is closely associated with occupants’ needs and dwelling
satisfaction. Housing quality is influenced by engineering, social and behavioral factors and is dynamic in accordance with
circumstances. Quality in housing can be understood as the extent of acceptability in terms of cultural beliefs, technological
advancement, and economic conditions at a particular time and place. The attributes associated with housing necessitates it
to be viewed in multi-dimensional perspective with respect to the function of housing in meeting human needs.Living with
dignity and privacy is also important in Decent Housing.
6.7.3.1.2.1: Knowledge:State:--State the view of United Nations on the concept of 'Quality Housing'
6.7.3.1.2.2: Analysis:Point out:--Briefly point out the importance of housing quality.
6.7.3.1.3.1 Question:->
State the view of United Nations on the concept of 'Quality Housing'.
6.7.3.1.3.2 Question:->
Briefly point out the importance of housing quality.
6.7.3.2 Unit:Quality housing and norms
A good housing is one which meets the quality norms. It should fulfill the dwellers' needs of privacy and living with dignity.
The quality norms refer to the quality level of the housing which is in congruent with the family’s needs and social status.
These norms can be established through the measure of quality of the
i) Cultural norms,
ii)dwelling unit norms,
iii) Neighbourhood and environmental norms
iv) Tenure and structural norms, and
v) Expenditure norms.
Cultural norms
Quality housing is housing that fulfills human needs. Basically, there are three types of needs which housing fulfils - the
need for shelter, human needs not culturally induced such as recognition, affection, respect, and so forth and the culturally
induced needs, also termed as ‘housing norms’.
Sometimes the definition of housing need appears to arise from the biological characteristics of humans that imply a need
for certain kinds of protection from weather, predators or enemies. However, often an implicit cultural definition appears to
be employed as well. Housing needs reasonably may be equated with cultural norms for housing. In this respect, housing
needs do not derive from minimum shelter needs or minimum health and safety standards in any absolute sense, but should
also be derived from cultural standards against which the housing conditions are judged.
Dwelling Unit Norms
An important component in the measure of quality in housing is the measure on the quality of the dwelling unit. This
involves measuring the subjective reaction of people to attributes of their dwelling unit which requires knowledge of the
objective attributes that contribute to quality through which the subjective reactions of families are obtained.
The main parameter in measuring quality of dwelling unit is through the space requirements or also known as space
norms. Space requirement or space norm is normally determined in relation to activities. This is usually done by
determining the amount of space required to perform a certain activity. This would involve calculating the space needed for
furniture, equipment, space to use the equipment, storage space and also space for performing the activity.
The housing need of a family can be determined through understanding of the family structure and family functions. The
main family functions are as nurturing socialization and for the fulfillment of the biological and psychological needs of
family members, which are met through the space norms.
Space norm refers to the amount of space a family should have, usually measured in square feet or number of rooms
required, a measure normally applied to measure crowding. Space norm basically prescribes the amount of space a family
should have. This norm is dependent upon family size, family composition and cultural values. The popular method for
establishing space needs in the past has been in terms of the ratio between number of persons and the amount of space
needed to accommodate the number of persons.
The combination of the space norms is then converted into housing space standards, which is actually the measure of the
amount of space necessary to ensure the quality of housing that is adequate for the protection of health, safety and
general welfare of the occupants. It is necessary that the space need of the family in housing be measured based on the
internal space requirements and also the immediate external surrounding.
Besides the influence of cultural rules, space requirements are also determined by activities. Space needs based on activity
is normally determined through establishing the space required for undertaking an activity whereby the furniture, the
equipment needed for each activity, space to use the equipment while performing the activity and the storage space
needed should be taken into account.
Neighborhood and Environmental Norms
The location of the dwelling unit and the nature of its immediate area or the neighborhood are prime determinants of the
family’s housing condition. Some aspects of the location of of the dwelling unit that potentially would be considered by
families with respect to housing is location, which refers to the relation of the housing unit to work, schools, shopping,
recreational facilities and the location of the home to friends and relatives.
Secondly, is location as physical environment, referring to the individual aspects of the physical environment such as
density, light, air, and conditions of other dwellings surrounding the housing unit; the quality of the community facilities,
services and utilities.
The third factor is location with respect to the social environment, referring to the characteristics of the people in the area.
In this respect, factors such as racial integration, homogeneity in terms of socio-economic status, and so forth are
sometimes considered important by people in determining housing quality.
Neighborhood norms require that a family lives in a neighborhood appropriate to its socio-economic status. In this respect,
the factors upon which the reactions of residents can be measured are in terms of the distance of their housing to facilities
and services, the site of their dwelling, the ethnic composition of the neighborhood and the general life quality in the area
which can be measured through the level of safety, cleanliness and exposure to noise and other forms of pollution.
Tenure and Structural Norms
There is a strong norm almost everywhere in favor of home ownership as compared to rental. The decision to own or rent
is closely related to family income. The rate of switching from rental tenure to home ownership rises with increases in
income. However, the impetus for home ownership is not solely based on economic benefits alone but also with respect to
the market conditions. The decision for or against home purchase was also found to be based on the comparison
between the demand price and the supply price. The family would decide to own when the rental price is high and to rent
when the rental price is low.
The decision to own or rent were also found to be influenced by non-economic factors. Such reasons to own were found to
be related to the ability of families to conform to the cultural norms for ownership, to achieve the emotional goal such as
the feeling of security, family security, ego satisfaction, living pattern goals and status and prestige goals.
The next important norm related to housing is that of structural norm. This norm however, can be measured in terms of
housing type, the design aspects and the amenities provided in the dwelling unit. The ideal situation would definitely be for
the single family dwelling unit. However, mainly due to affordability factor, that choice may be constraint by the next best
alternative such as for semi-detached house, terrace house, cluster housing, multi-storey or condominiums.
Tenure and structural norms are very closely related to economic factors. If the tenure and structure type norms were to
be ranked according to importance, it is likely that the norm for ownership is the more important of the two. As ownership
of single family dwellings become increasingly more expensive, family behavior indicates a preference for compromising
the norms for structure type rather than the ownership norm. Studies have also indicated a strong relationship between
norms for tenure and structure type with stage in the life cycle of families.
Expenditure Norms
The relationship between the family life cycle and norms for housing quality and housing expenditure were found to be
relatively strong. As family progresses through stages of the family life cycle, higher quality housing and more expensive
housing is prescribed until retirement. The expenditure norm in housing is the family’s expenditure level which is related to
income and its spending patterns. Such norm may be directly related and influenced by the family size, family structure
and stage in the life cycle of the family and is also directly related to affordability.
6.7.3.2.2.1: Knowledge:Identify:--Identify various norms affecting housing quality.
6.7.3.2.2.2: Comprehension:Discuss:--Discuss the importance of cultural norms in enhancing housing quality.
6.7.3.2.2.3: Comprehension:Discuss:--Discuss the importance of Dwelling Unit Norms in enhancing housing quality.
6.7.3.2.2.4: Comprehension:Discuss:--Discuss the importance of Neighborhood and Environmental Norms in enhancing

housing quality.
6.7.3.2.2.5: Comprehension:Discuss:--Discuss the importance of Tenure and Structural Norms in enhancing housing
quality.
6.7.3.2.2.6: Comprehension:Discuss:--Discuss the importance of Expenditure Norms in enhancing housing quality.
6.7.3.2.3.1 Question:->
Identify various norms affecting housing quality.
6.7.3.2.3.2 Question:->
Discuss the importance of cultural norms in enhancing housing quality.
6.7.3.2.3.3 Question:->
Discuss the importance of Dwelling Unit Norms in enhancing housing quality.
6.7.3.2.3.4 Question:->
Discuss the importance of Neighborhood and Environmental Norms in enhancing housing quality.
6.7.3.2.3.5 Question:->
Discuss the importance of Tenure and Structural Norms in enhancing housing quality.
6.7.3.2.3.6 Question:->
Discuss the importance of Expenditure Norms in enhancing housing quality.
6.7.3.3 Unit:International efforts in benchmarking housing quality with an emphasis upon Housing Quality
Indicators(HQI) and Design Quality Indicators(DQI)
Most of the developed countries have devised assessment techniques to ensure minimum standard of quality to be
maintained for residential housing. Some of the assessment techniques are discussed in this unit.
Qualitel - France
The Qualitel method was developed in France in 1974 by the Qualitel Association. This method seeks to establish an
information system on the dwelling's constructive qualities and was intended to perform a triple role: as an information to
the consumer, allowing a more objective and conscious choice between the offers of the market; as a prior review, in the
design stage, enabling the designers to assess the implications of each alternative solution; and as a trade marketing
element for the promoters that wished to use this system.
SEL – Switzerland
The SEL method - Système d'Évaluation of Logements, ie, Dwelling Assessment System, was developed in Switzerland,
based on a federal law instituted in 1974. This law has required the existence of a careful analysis on social, technical and
urban issues prior to the grant of state funding for the development of new housing. Based on the good results obtained,
the SEL methodology saw its use expanded as a quality control tool in private architectural design.
Scottish housing Standard -Scotland
In determining the quality of residential development, the Scottish housing Standard stipulates five basic criteria which
provide that housing must be in compliance with tolerable standard, free from serious disrepair, energy efficient, provided
with modern facilities and services, and that it must be healthy, safe and secure.
HQI-UK
In a report on qualitative evaluation prepared by the Housing Corporation of Britain in 2007, three basic indicators were
outlined for determining the quality of any existing housing development. These are location, design and external
environment of the house. Variables classified under these indicators include access to basic housing and community
facilities; the quality of infrastructural amenities within housing neighborhoods; spatial adequacy and quality of design,
fixtures and fittings; building layout and landscaping; noise and pollution control as well as security, among many others.
This report however, substantiates that a single variable may not be sufficient to assess the qualitative nature of residential
development; indicators that need to be considered include housing design, external and internal conditions of dwelling,
ergonomics, residential mobility and preference. Also, housing acceptability and qualitative assessment should take into
account type of constructions, materials used, amount of space, services, spatial arrangement and facilities within dwellings,
function and aesthetics, among others.
DQI-UK
The Design Quality Indicator (DQI) is a short, simple and non-technical Questionnaire that addresses the ‘Functionality’,
‘Build Quality’ and ‘Impact’ of a building.
Functionality is concerned with the arrangement, quality and interrelationship of space, and the way in which the building
is designed to be useful.
Build Quality relates to the engineering performance of a building, which includes structural stability and the integration
and robustness of the systems, finishes and fittings.
Impact refers to the building’s ability to create a sense of place, and to have a positive effect on the local community and
environment. It also encompasses the wider effect the design may have on the arts of building and architecture.
6.7.3.3.2.1: Comprehension:Discuss:--Discuss about few housing quality assessment toolkit in practice.
6.7.3.3.2.2: Knowledge:Identify:--Identify the aim of HQI.
6.7.3.3.2.3: Knowledge:List:--List the indicators selected in HQI to assess housing quality.
6.7.3.3.2.4: Knowledge:List:--Mention the categories which are used to assess the aspects of the design in DQI.
6.7.3.3.3.1 Question:->
Discuss about few housing quality assessment toolkit in practice.
6.7.3.3.3.2 Question:->
Identify the aim of HQI.
6.7.3.3.3.3 Question:->
List the indicators selected in HQI to assess housing quality.
6.7.3.3.3.4 Question:->
Mention the categories which are used to assess the aspects of the design in DQI.
6.7.3.4 Unit:Housing quality assurance in Indian Scenario
In Indian context, the quality assurance for buildings is carried out by standardization efforts by the Government.
Systematic Standardization activity for the building industry at the national level started in 1952 with the setting up of the
Building Division Council of Indian Standards Institution. The process of standardization for building industry is mainly
carried out by organisations such as:
i. Public works departments: Substantial standardization efforts have been put in by the Central and State Public
works department in producing standard specifications for variety of items of building works, formulating local
building practices and use of local building materials for their respective jurisdiction.
ii. Municipal bodies: The municipal bodies are largely responsible for regulating building activities in the urban parts of
the country, but its role assumes greater significance in housing context as they also regulate Drainage Bye-Laws,
Street Bye-Laws, Sanitation Bye-Laws, and Public Health Bye-Laws in addition to Building Bye-Laws. Quality
assurance is effected both in planning and execution of the building through the Municipal Bye-Laws by enactment of
variety of controls on aspects like dimensions of various internal enclosures of building, building coverage of land
area, floor area ratio, height of buildings, setbacks and other specifications.
iii. Development organisations: The standardization process, particularly for low cost group housing has been carried
out by some specialist public organisations like Housing and Urban Development Corporation (HUDCO) and National
Building Organisation (NBO). HUDCO which was set up in 1970 with the prime objective of promoting social housing
has also been involved in developing standards for space requirements and specifications based on the affordability of
users. NBO was established in 1954 by the Ministry of Works and Housing to deal in documentation and promotion of
appropriate building technology with focus on socio-economic studies and planning in housing.
iv. Expert committees: Expert committees are set up by the government to formulate and recommend different
aspects of building activity with reference to particular set of requirement necessitated out of the then socio-economic
conditions. These committees have made laudable contribution by formulating guidelines to achieve goals in the
circumstances addressed to them. The studies carried out by such committees resulted in the recommendation that a
National Building Code be prepared to standardize and unify the building regulations throughout the country for the
use by Government Departments, Municipal bodies and other construction agencies. Subsequently a guiding
committee along with several specialist panels to prepare the various parts of the National Building Code (NBC) was
set up in 1968 by ‘The Civil Engineering Division Council’ of Indian Standards Institutions. This code was published in
1970. It was decided to revise the code regularly in the light of the additional knowledge being generated through
research, innovations and users’ views. The first revision was brought in 1976 and most recently in 2005.
v. Research Institutions: There are several research institutions/organisation working collectively for the cause of building
standardization, some of which are Central Building research Institute, Roorkee(CBRI); Central Public Health Engineering
Institute, Nagpur; School of Research and Training In Earthquake Engineering, Roorkee; Structural Engineering Research
Centre, Roorkee; Regional Research Laboratory, Jorhat; Cement Research Institute of India, Ballabhgarh.
6.7.3.4.2.1: Comprehension:Discuss:--Discuss the various measures through which assurance to housing quality is
provided in Indian scenario.
6.7.3.4.3.1 Question:->
Discuss the various measures through which assurance to housing quality is provided in Indian scenario.
6.7.3.5 Unit:Identification of indicators for housing quality in Indian Scenario
The key indicators for housing quality in Indian scenario can be as follow:
1. Dwelling unit design characteristics and features
2. Common areas and support services facilities
3. Cluster level semi-public facilities
4. Neighbourhood and sector level facilities
5. Location and socioeconomic factors
The criteria to be included in the indicators can be as follow:
1. Dwelling unit design characteristics and features
Size of various spaces

Quality of finishing and fittings/fixtures
Level of comfort in performing various activities through design intervention
Design Impact
2. Common areas and support services facilities
Shared Circulation/Accessibility
Shared Spaces
Shared Support Facilities
Security facilities
3. Cluster level semi-public facilities
Form and Character

Security facilities
4. Neighbourhood and sector level facilities
Desirable
Non Desirable
5. Location and socioeconomic factors
Support services
Retail services
Schools
Play and leisure
Public transport
6.7.3.5.2.1: Synthesis:Create:--Create a list of indicators for assessing housing quality in Indian scenario.
6.7.3.5.2.2: Synthesis:Construct:--Construct the list of various criteria to be included in various indicators for assessing
housing quality in Indian scenario.
6.7.3.5.3.1 Question:->
Create a list of indicators for assessing housing quality in Indian scenario.
6.7.3.5.3.2 Question:->
Construct the list of various criteria to be included in various indicators for assessing housing quality in Indian
scenario.

6.7.4.1 Question:->
-Analyze the norms affecting housing quality

6.7.4.2 Question:->
Develop an index for assessing housing quality in Indian scenario.

Study relevant portion of:
1. An Introduction to Key Performance Indicators produced and written for CCI by Dr. Will Swan and Emma Kyng
2. Quality Affordable Housing: A Theoretical Framework for Planning and Design of Quality Housing by Noor Sharipah bt.
Sultan Sidi : Journal of Techno-Social
7. Course Problems:
7.1 Question:->
Explain the comparative advantages and disadvantages of different types of housing.
7.2 Question:->
Identify the issues involved with changing housing policies in India.
7.3 Question:->
What are the different factors affecting the housing market? Analyse those factors.
7.4 Question:->
Outline the causes of growth of deficient housing / slums and identify differentiated needs across identified lower income
categories.
7.5 Question:->
Explain the significance of the urban slums related policies/ programmes, identify scope of improvement and formulate
urban slums improvement schemes.
7.6 Question:->
Evaluate and apply the settlement plan provisions affecting the housing delivery and development.

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National Mission Project on Pedagogy(Main

Course Name: Housing and Settlement System

To serve humanity by creating professionally competent, socially sensitive

To be a centre of excellence in education and research producing global leaders in

6.1 Module:Housing: Types and Methods of Delivery

6.1.1 Module Overview:

6.1.2 Module Objectives:

6.1.2.4 Evaluation:Assess:--Assess relative advantages and disadvantages of different typologies of housing

6.1.3 Module Units:

However, [for census enumeration in India]

Household: [Census of India]

AND (for a group)

either share at least one meal a day, or

Institutional Household: [Census of India]

Communal Establishments [Census of UK]

[as compared to Institutional Household in India]

Establishments providing managed residential accommodation,

Dwelling: [Census of UK]

a self-contained unit of accommodation.

6.1.3.1.2 Unit's Objectives:

6.1.3.1.2.1: Analysis:Differentiate:--Differentiate between house and housing

6.1.3.1.2.2: Comprehension:Classify:--Classify the various aspects of housing

6.1.3.1.2.3: Comprehension:Discuss:--Discuss the various components of housing.

6.1.3.1.3 Unit Level Problems:

Differentiate between house and housing

Solution: To Get the Solution Click Here

Solution: To Get the Solution Click Here

Define Institutional Household and Communal Establishments.

Solution: To Get the Solution Click Here

What are the various components of housing?

Solution: To Get the Solution Click Here

Role of housing in socio-economic development

6.1.3.2.2 Unit's Objectives:

6.1.3.2.2.1: Comprehension:Discuss:--Discuss the role of housing in socio-economic development

6.1.3.2.2.2: Analysis:Relate:--Relate housing as an index of social welfare and quality of life

6.1.3.2.3 Unit Level Problems:

Discuss the role of housing in socio economic development.

Solution: To Get the Solution Click Here

Solution: To Get the Solution Click Here

6.1.3.3 Unit:Typology of Housing based on common Physical Characteristics

6.1.3.3.1 Unit's Summary :

Permanent House: [Pucca]

Types of Housing based on common Physical Characteristics

Apartment / Flats, etc

6.1.3.3.2 Unit's Objectives:

6.1.3.3.2.1: Analysis:Distinguish:--Distinguish between different typologies of housing based on physical characteristics:

6.1.3.3.2.2: Evaluation:Assess:--Assess relative advantages and disadvantages of the different typologies

6.1.3.3.3 Unit Level Problems:

Solution: To Get the Solution Click Here

Solution: To Get the Solution Click Here

Solution: To Get the Solution Click Here

6.1.3.4.1 Unit's Summary :

i)Plotted and Group Housing,

Classification of housing based on mode of delivery in terms of land sub-division

Classification of housing based on mode of delivery in terms of ownership

6.1.3.4.2 Unit's Objectives:

6.1.3.4.3 Unit Level Problems:

What are the different types of Housing Cooperatives?

Solution: To Get the Solution Click Here

What are the advantages of Housing Cooperatives?

Solution: To Get the Solution Click Here

What are the advantages of self-help housing?