SIR JJ COLLEGE OF ARCHITECTURE

URBAN DESIGN
SEM IX

CONFLICTS IN HOUSING
MUMBAI

UNDER THE GUIDANCE OF,

PROF. VILAS RAMTEKE

2014_ Shreyansh Dayma

2038_ Preksha Makwana
2039_ Tejas Malkar
2050_ Eshita Parmar
2055_ Yash Prabhale
2056_ Anisha Raut
2058_ Deepshree Rawat
2063_ Aditi Sarode
1904_Prashant Baramate
NATIONAL
HOUSING
POLICIES
The Subsidized Housing Scheme for Industrial
Workers and Economically Weaker Sections
The Plantation Labour Act, 1951, was proposed
(EWS) was an initiative aimed at providing
to improve the living and working conditions of

1951
affordable housing solutions to industrial workers
laborers in plantations, ensuring their welfare
and those belonging to the economically
and rights.
weaker sections of society in India.

The target beneficiaries were the industrial

This legislation primarily benefits plantation workers by
workers employed in mines and factories in the
providing them with better working conditions, health and
private sector with monthly incomes of less than
safety measures, and welfare amenities.
INR 500.

1. Welfare Measures : Housing, medical facilities, and

Low Income Housing Scheme was started which education for workers' children.
gave loans for up to 80 per cent of the cost of a 2. Working Conditions : Regulated hours, rest intervals,
dwelling unit (subject to a cap of ₹8,000) to leave with wages, and maternity benefits.
individuals whose income did not exceed ₹6000 3. Health and Safety : Safe drinking water, sanitary facilities,
per annum. first aid, and regular inspections.

Designed to clear and rehabilitate slum dwellers

into government created housing stock at
nominal rents. The recipients were provided
either a bare minimal structure or an open
development plot around the size of 1000-1200
square feet with a toilet facility.

Cohesive scheme for improving housing as well

as infrastructure, wells and productivity in rural
areas.

Program that provided loans for state

governments to provide rental accommodation
Brought in the Life Insurance Corporation of India
to their employees.
(LIC) to provide loans to individuals or co
operatives up to Rs. 33,000 for building houses This scheme provided ten year loans to the state
with a cost ceiling of up to Rs. 43,000. government to acquire and develop land on
Approximately 40,000 homes were built under which housing & community amenities could be
this scheme by the Fifth Plan (Government of built.
India, 1956).
 1948
The Rent Control Act was introduced in India to
balance the rights of tenants and landlords, and
to prevent exploitation of either party.

The act aimed to protect tenants from arbitrary rent

increases and unjust evictions by imposing restrictions on
landlords.

1. Protection of Tenants: From unfair evictions and

exorbitant rent increases. Tenants also have the right to
essential services like water and power.
2. Protection of landlords: By ensuring a fair return on their
investment.
3. Consolidation of property rental law: To eliminate
loopholes that could lead to deceit.

Established as a specialized public housing finance agency. It

The EIUS program included the following provisions: was established to fund the housing activities of the country and
1. Indirect security of tenure: Municipalities were not to to augment the supply of financial resources to the housing
clear settlements where improvements were made for at boards and cooperative housing societies throughout
least 10 years. the country and was also allowed to raise funds from market.
2. Urban Land Ceiling Act (ULCA): Vacant lands and land in
excess of stipulations could be used for housing the poor.

Realised and motivated by the realisation that the notion of housing

for the poor cannot remain confined to shelter alone and must
accommodate concerns about basic amenities, location, and tenure.
The scheme focused on slum upgrades through the provision of
services such as paving of streets, water supply, sewerage, and
toilet facilities

The Minimum Needs Programme (MNP) was launched in 1974 to

improve people's living standards by providing basic needs. The
program was based on "Garibi Hatao" and "growth with justice".

1974
 Some of the points that are related to housing are:
1. Provisions for house site
2. Assistance for construction of house
3. Indira Awas Yojana
4. Housing for economically weaker section
5. Lower income group housing
First specialised mortgage company in India and was
promoted by the Industrial Credit and Investment
Corporation of India. It is a major provider of finance for
housing in India.

Attempted to decentralize the urban

concentration by developing urban
infrastructure in small and medium towns

A sites-and-services program provides plots of land and basic

infrastructure to low-income groups. The goal is to market the
plots at market prices to avoid the resale of subsidized housing.
The program can also help minimize the growth of slums and
resettle slum dwellers at a low cost.

1. Objective: To eliminate manual scavenging by providing

modern sanitation facilities.
2. Implementation: Construction of low-cost sanitation units
in urban areas.
 1. Task : Conduct a comprehensive and in-depth
study of urbanization.
2. Focus Areas : Urban planning, development,
structure, organization, powers, and functions.
3. Urban Local Government : Evaluate the status
and management mechanisms of existing
institutions.

Programme extended the provision of physical infrastructure to

that of social services such as learning opportunities for
women, vocational training, pre-school programmes for
children, and setting up of community organisations. The
scheme placed particular emphasis on women and children in
urban slums.
Draft National Housing Policy

Recognised the economic contribution of the housing and

construction sector in generating employment. The policy
aimed
(i) to prevent luxury housing (for which the residential plot
size was reduced from 2000 sq m to 120 sq m)
(ii) to enable self-help housing through fiscal and monetary
measures for HIGs and MIGs,
(iii) to make the state directly responsible for providing
housing for the poor
(iii) to amend ULCRA to for better supply of urban
Implemented by HUDCO in conjunction with residential land
municipalities, provided loans and subsidies for the (iv) to strengthen both formal and informal sources of
construction of night shelters and sanitation financing
facilities for pavement dwellers. (v) to encourage rental housing
In 1990 the VP Singh government began a program to
Nehru Rozgar Scheme for Housing and Shelter Upgradation (SHASHU)
provide identity cards to slum dwellers with the intention of
1. Three Schemes : legalising their tenure and upgrading their access to basic
- Financial assistance for micro-enterprises. infrastructure.
- Training for self-employment. However this program, was short-lived.
- Urban wage employment for the unemployed poor.

2. Integration Attempt: Tried to integrate efforts to address

employment and housing.

3. Limitations :
- Lacked assessment of income required for basic housing.
- Did not consider the need for employment generating sufficient
income for loans or rental space.
 Devolved responsibility for numerous functions including urban
poverty alleviation, slum upgrading, housing, management of
urban services and protection of weaker sections to urban
local bodies (ULBs).

In 1997, a new program was launched to address different

aspects of poverty. It combined the housing part of the
NRY and the Prime Minister’s Integrated Urban Poverty
Eradication Programme. This program focused on
providing essential amenities for better housing and also
included social services like skills training.

Specifically advocated that the Government create a

Loan based scheme aimed at facilitating the construction facilitating environment for growth of housing activity
of two million homes every year using funding from instead of taking on the task of housing itself. Housing is
HUDCO and HFIs. largely a private sector activity in both the rural and
urban sectors

Launched to improve the lives of urban slum dwellers

living below the poverty line without adequate shelter.
The main goal was to help build and upgrade homes
for slum dwellers.
Also aimed to provide a healthy and supportive urban
environment with community toilets under the Nirmal
Bharat Abhiyan component.
The Central Government provided a 50% subsidy.
The remaining 50% was arranged by the State
Government.
 Aims at a reform-driven, planned developmental
Established to help ULBs access market borrowings based on transformation of India’s urban areas. The Mission
their creditworthiness through the State-Level-Pooled Finance acknowledges the responsibility entrusted upon cities to act
Mechanism. as the primary agent, engine and catalyst in the process of
Aimed to develop bankable urban infrastructure projects with
sustainable growth and development. Accordingly, it
proper capacity building and financial structuring.
aspires to create “economically productive, efficient,
Facilitated ULBs in accessing capital and financial markets for
equitable and responsive cities.
investing in essential municipal infrastructure and developing
the Municipal Bond Market.

Aims to promote public-private partnerships for

"Affordable Housing For All," focusing on the urban poor.
Promotes sustainable development to ensure affordable
land, shelter, and services for everyone.
Recognizes housing shortages and budget constraints of
the Central and State Governments.
Involves multiple stakeholders: Private Sector,
Cooperative Sector, Industrial Sector for labor housing,
and Services/Institutional Sector for employee housing.
Policy started in 1986 and is continuously revised to
address new housing issues like affordable shelter, slum
growth, and basic services for the urban poor.

The policy aims to promote rental housing in urban

areas due to large rural-to-city migration.
Focuses on legal and regulatory measures and
encourages Private, Cooperative, Non-Governmental,
Industrial, and Services/Institutional sectors to support
rental housing.
Promotes public-private partnerships to achieve
"Housing for All" by 2022.
Addresses the unaffordability of home ownership due to
low income, irregular income, and rising real estate
prices.
Aims to create adequate rental housing with
government support, focusing on vulnerable groups
and the urban poor.
Includes Shelter for the Homeless (SUH) to provide
housing for homeless people, street children, and other
vulnerable groups.
 Pradhan Mantri Gramin Aspires to eliminate urban housing shortage in India by
Awas Yojana (PMAY-G) the year 2022. This Yojana is being executed through
four verticals. The beneficiaries include EWS, LIGs, and
MIGs. Implemented as Centrally Sponsored Scheme
with two components - PMAY (Urban) and PMAY (Rural),
the mission involves providing central assistance to
implementing agencies
Promotes rental housing in urban areas due to rural- through States and UTs
to-city migration.
Involves Private, Cooperative, Non-Governmental,
Industrial, and Services/Institutional sectors.
Encourages public-private partnerships (PPPs) to
achieve "Housing for All" by 2022.
Addresses unaffordable home ownership due to
low/irregular income and rising real estate prices.
Creates rental housing with government support for
vulnerable groups and the urban poor.
Provides shelters for the homeless, street children,
and other vulnerable groups.

Flagship scheme by the Ministry of Housing and Urban

Affairs.
Aims to build 100 Smart Cities across India.
Focuses on planned urbanization and sustainable
development.
Supports neighboring cities with high-quality
infrastructure.
Provides basic amenities, education, health services, IT
accessibility, digitization, e-governance, sustainable
development, safety, and security.

Reforms in tenancy laws recommended in Launched during COVID-19 under PMAY-U.

2005 under JNNURM. Provides affordable rental housing for urban
The Model Tenancy Act (MTA) approved for migrants and the poor.
states and union territories. Two models:
Aims for quick dispute resolution, rental Convert government-funded vacant houses
regulation, and landlord-tenant protection. into ARHCs via PPPs/public agencies.
Balances rights, creates affordable housing, Build and manage ARHCs on vacant land by
formalizes the rental market, encourages public/private entities.
private participation, and unlocks vacant ARHCs: single/double bedrooms and 4/6-bed
premises. dormitories, used for rental housing for at least
Establishes a three-tier dispute mechanism: 25 years.
Rent Authority, Rent Court, Rent Tribunal. Unlocks vacant housing and encourages
Specifies details for rent agreements. investment and entrepreneurship in rental
housing.
 HISTORICAL ISSUES IN HOUSING SECTOR

ISSUES FACED BY SUPPLY MARKET ISSUES FACED BY DEMAND MARKET

Scarcity of Master-plan
developed and restraints
Lack of cheaper
encumbrance-free Lower purchasing
loans
urban land capacity
Absence of
viable rental
market
Growing informal
housing options Inaccessible
formal lending
Lesser
options
percolation of
subsidy
Increased cost of benefits
construction
 PRADHAN MANTRI AWAS YOJANA (URBAN)
Launch year: 2015

ISSR BLC CLSS AHP

Beneficiary led Providing institutional Affordable housing via a

in-situ rehabilitation of slum
construction/ enhancement credit through credit- partnership model between the
dwellers
of houses (BLC) linked subsidy (CLSS) public and private sectors (AHP)

To provide financial
Assistance to individual assistance to EWS houses
eligible families belonging being built in various
Slum Redevelopment using Interest subvention on
to EWS categories to either partnership models by
land as a resource with home loans taken by
construct new house or to States/UTs/Cities including
private participation eligible urban poor
enhance existing houses the private sector and
on their own industries
 PMAY (U) - STATISTICS
REPORT OF YEARS 2015 - 2022

10.3 million State/ UTs share

24%
Central assistance
27%
60 lakhs
houses sanctioned houses are under-construction

6.13 lakh crores 32 lakhs

invested houses are ready for occupancy

33
Alternate technologies identified

12 million 1.5 million

jobs created
houses used alternate technologies

Benficiary Contribution
49%
 CONCERNS
PERTAINING ISSUES

CITY EXAMPLES:

UNAVAILABILITY LACK OF
OF BUILDING ECONOMIC
HIGH COST Cause: Poor Land-use planning
MATERIALS EFFICICIENCY IN
OF
CITIES
BUILDING
MATERIALS VIENNA

INFRASTRUCTURE SINGAPORE
CONSTRAINTS IN There is a need to increase the
LACK OF AFFORDABLE
DEVELOPMENT Floor Area Ratio (FAR)/ Floor
RENTING MARKET
CONTROL Space Index (FSI)
MANHATTAN
REGULATIONS
 HOUSING POLICY EVOLUTION AND IMPACT
Period Focus Method Outcome

1950s- Government-led house building for Central plan targets divided among Insufficient pace to meet housing
1960s disadvantaged groups states; medium-rise apartments, social needs; limited reach to the poor due
housing, rent subsidies to bureaucratic delays, corruption,
and favoritism.

1970s Recognized program inadequacies; Emphasized improving habitability Limited success due to temporary
sought World Bank assistance through 'Slum Improvement improvements and difficulty in
Programmes'; 'Sites and Services' identifying beneficiaries; successful in
program supported by World Bank states like Andhra Pradesh and Tamil
Nadu but faced design and
implementation issues, especially in
land-scarce cities like Mumbai.

1980s Empowerment of slum dwellers with World Bank actively involved; land titles Empowered residents to improve
secure tenancy and infrastructure provided to slum dwellers in some living conditions, but challenges
services states remained in densely populated urban
areas.
 Period Focus Method Outcome

1990s Focused on affordable housing for Incentives for private builders through Initial success during real estate
the urban poor; pursued complete development rights and partnership- boom; limited effectiveness post-
slum redevelopment based approaches market burst.

Late 1990s to Developed efficient housing National Housing Bank (NHB) and Benefited middle-income groups;
Early 2000s markets; urban areas seen as Housing and Urban Development failed to address the needs of the
economic growth engines Corporation (HUDCO) provided loans poor due to high land and
to homebuilders; tax incentives for construction costs in cities like
homebuyers Mumbai and restrictive development
regulations.
Key Acts and Programs Description Outcome

Early Government-led Focused on public housing; faced bureaucratic and Limited reach and impact; ineffective in
Housing Programs corruption issues addressing full housing needs.

Slum Improvement Aimed at improving habitability; temporary improvements Limited success; difficulty in beneficiary
Programmes identification.

Sites and Services Provided basic infrastructure and secure tenancy; supported Empowered some slum dwellers; varied success
Program by World Bank by region; issues in land-scarce cities.

Slum Improvement Private builder incentives; redevelopment through Initial success; faced limitations after real estate
Programmes partnerships market downturn.

Slum Improvement Encouraged home ownership through financial support and Benefited middle-income groups; did not
Programmes tax incentives adequately address low-income housing needs.
DIRECT INTERVENTION
Aspect Description

Direct Intervention India has undertaken various programmes for housing provision through five-year plans and independent programmes.
Both Union and state governments, as well as central and state government enterprises, have contributed to housing
provision.

Programmes Undertaken Various programmes have been launched by the government, with contributions from public sector enterprises.

Evaluation and Impact Despite numerous programmes, their success has been limited. Comprehensive evaluation and impact assessment are
missing. General conclusions can be drawn about the reasons for success and failure.

Reasons for failure

1. Target Group Reach Difficulty in ensuring funds reach target groups. Beneficiaries often became eligible through political, social, and
bureaucratic contacts.

2. Poor Percolation of Poor translation of housing on ground; neglected monitoring of housing units construction led to 'moral hazard'
Benefits problems, benefiting bureaucrats, contractors, and politicians.

3. Inefficient Housing High production costs, long construction periods, and rationing in provision of houses.
Supply

4. Lack of Beneficiary Beneficiaries did not contribute to capital or labor, lacked sense of ownership, and uniform house layouts did not reflect
Participation their needs. Beneficiary participation in design was missing.
STATE
HOUSING
POLICIES
 MAHARASHTRA STATE
LAND AQUISITION, REHABILITION MAHARASHTRA STATE HOUSING
MAHARASHTRA SLUM AREAS ACT HOUSING POLICY RENTAL CONTROL ACT
AND RESETTLEMENT ACT POLICY AND ACTION PLAN
(FIRST DRAFT)

1971 2007 2013 2015 2023

1970 1976 2012 2013 2016

MAHARASHTRA STATE
MAHARASHTRA APARTMENT URBAN LAND CEILING MODEL STATE AFFORDABLE
MAHARASHTRA HOUSING ACT HOUSING POLICY
OWNERSHIP ACT AND REGULATION ACT HOUSING ACT
(SECOND DRAFT)
 Aspect Description

Aim of the Act To provide for the ownership of an individual apartment and make it
a heritable and transferable property.

Applicability The Act applies only to property.

Declaration Requirement The sole owner(s) must submit a declaration, which shall be duly
executed and registered to apply the provisions of the Act.

1970
Maharashtra Apartment Ownership
Act Section Description

Section 4 Each apartment, with its share of common areas and facilities, is a
heritable and transferable property.

States that the apartment's sole owner(s) are entitled to exclusive

Section 5 ownership and possession, with a Declaration executed and
registered per Section 2 of the Act.

Section 6a Redevelopment of any building requires majority resident agreement

unless the building is over 30 years old since CC.

Act allows comprehensive ownership of the apartment and

the authority to form an association with other owners to
frame bye-laws for the building.
 Aspect Description

Purpose of the Act to make better provision for the improvement and clearance of slum
areas and their redevelopment in the State.

Slum Rehabilitation Authority the Act provides for rules and regulations to be followed by the SRA

1971 Cut-off Date for Regularization Changed from January 1, 1995, to January 1, 2000.
Maharashtra Slum Areas Act

Regulations by SRA The Act provides for regulations to be made by the Slum
Rehabilitation Authority (SRA) consistent with this Act.

Declaration of "Slum" Provides for a competent authority to declare an area as "Slum"

based on various parameters.

Powers to Demolish Grants power to the competent authority to demolish illegal dwelling
structures of pre-2000 slums (revised from 1995) and includes penal
liability as per the Slum Protection Bill.
 Aspect Description

Context Enacted in response to the ULC Act, which defines the maximum
land ownership limits.

Purpose To restrict vacant land ownership in urban areas by private entities to

prevent concentration in a few wealthy hands.

Land Ceiling Enforcement Excess land beyond the ceiling limit is taken over by ULC Authorities.
1976
Urban Land Ceiling and Regulation
Act Industrial land can be exempted by paying 15% of the average
Exemption for Industrial Land
scheduled prices of the exempted land.

Exemption for Agricultural Agricultural land can be exempted by paying a one-time premium
Land of 10% of the current annual planned rates.

Acquisition Norm Only specific types of vacant land in urban agglomerations can be
acquired and held; excess land must be managed or given to
appropriate authorities.
 Aspect Description

Prevent Concentration of Prevent the concentration of urban land in a few hands and
Urban Land promote housing for the poor in cities

Artificial Scarcity Large blocks of urban land have stayed locked up, creating an
artificial scarcity.

Prevent Speculation To prevent speculation and profiteering and ensure equitable

distribution of land in urban agglomerations

Discretionary Power Absence of clarity and too much discretionary power given to the
state governments for granting exemptions.

More than 220,000 hectares of excess urban land identified for

Compensation Issues
acquisition by the government from private owners. Most of the land
was to be used to build houses for the poor.

Land Release for Development Compensation provided for the acquired land was very little, leading
to lengthy litigation disputes.

Vast tracts of land in cities expected to be released for

2007
Lack of Fiscal Measures development, likely to bridge the gap between demand and supply
Maharashtra State Housing Policy
in the real estate sector and boost housing.
(First Draft)
Moderating Effect on Prices Absence of a mechanism to encourage the entry of vacant urban
land into the market through appropriate fiscal measures.
 Aspect Description

Legislature Approval Passed by the Maharashtra Legislature in 2012 and received

presidential assent in February 2014.

Enforcement Timeline Expected to come into force in the current year.

Objective Regulate and promote construction, sale, management, and transfer

of flats on ownership basis.

Housing Regulatory Authority Establishment of a Housing Regulatory Authority.

Ownership of Apartments Provides for the ownership of an individual apartment in a building,

making such apartments heritable and transferable.

Provisions cover ownership of apartments, common areas and

Main Provisions
facilities, and prohibitions of certain works.
2012
Maharashtra Housing Act
Replacement of Previous Act
 Objective
Improve and clear slum areas, protect
occupiers from eviction and distress warrants,
and establish a Slum Rehabilitation Authority
(SRA).

Aspect Description
Slum Rehabilitation Authority (SRA)
Oversees the rehabilitation of existing slum Purpose of the Act Improve and clear slum areas, protect occupiers from eviction
areas through a Slum Rehabilitation Scheme.
and distress warrants, and establish a Slum Rehabilitation Authority
(SRA).
Powers and Duties of SRA
- Surveying and reviewing current slum
conditions.
Slum Rehabilitation Authority Oversees the rehabilitation of existing slum areas through a Slum
- Formulating rehabilitation schemes. (SRA) Rehabilitation Scheme.
- Implementing the Slum Rehabilitation
Scheme.

- Surveying and reviewing current slum conditions.

Powers and Duties of SRA - Formulating rehabilitation schemes.
- Implementing the Slum Rehabilitation Scheme.
- Performing necessary actions to achieve slum rehabilitation
2013 objectives.
Land Aquisition and Resettlement Act
 Objective
Ensure "affordable housing for all," prioritizing
EWS, LIG, and vulnerable groups such as
Scheduled Castes, Scheduled Tribes, Backward Aspect Description
Classes, minorities, seniors, and persons with
disabilities.
Ensure "affordable housing for all" focusing on EWS, LIG, and
Policy Aim vulnerable groups such as Scheduled Castes/Scheduled Tribes,
Public Private People Participation (PPPP)
Promotes PPPP to address the shortage of Backward Classes, Minorities, senior citizens, and physically
adequate and affordable housing. challenged individuals.

Types of Housing Supported

Ownership Housing Promotes PPPP to address the shortage of adequate and
Incremental Housing Public Private People
Rental Housing affordable housing.
Participation (PPPP)
Alternative Housing

- Ownership housing.
- Incremental Housing: Allows owners to pace construction and
make additions or extensions.
- Rental housing: Facilitates rental options for workers, those
2013
Types of Housing Supported preferring not to own, or those who cannot afford ownership
Model state Affordable housing Policy
housing.
- Shelters and other forms of housing: Provides transit homes,
dorms, and hostels to ensure no one is homeless. Addresses the
housing needs of senior citizens, women, students, the physically
and mentally challenged, and SC/ST/OBC and Minorities.
 Objective
Provide 1.9 million houses by 2022 focusing on
Economically Weaker Section (EWS), Lower
Income Group (LIG), and Middle Income
Group (MIG).
Aspect Description

Context Release Date May 2015

Addresses the significant housing shortage
revealed by a National Housing Policy (NHB)
survey, which identified a deficit of 1.94 million Provide 1.9 million houses by 2022 focusing on Economically
houses in Maharashtra.
Objective Weaker Section (EWS), Lower Income Group (LIG), and Middle
Income Group (MIG).
Policy Highlights
The housing strategy includes ownership Addresses the significant housing shortage revealed by a National
housing, incremental housing that allows for
phased construction, and rental options for Housing Policy (NHB) survey, which identified a deficit of 1.94
those unable to buy. Context million houses in Maharashtra.
It also provides alternative housing
to prevent homelessness and meet the needs
of seniors, women, students, and marginalized
groups. - Continuous creation of a land bank for affordable housing.
- Increase in the supply of affordable housing.
Policy Highlights - Optimize land use by encouraging redevelopment.
- Improve quality of life and living standards with environmental
concern.
- Facilitate ease of doing business.<br>- Promote rural housing.
2015
Maharashtra State Housing policy and
Action Plan
 Scope of Policy
Extends the redevelopment scheme to suburbs
and transit camps, where residents are
temporarily relocated during upgrades.

Aspect Description

Scope of Policy Extends the redevelopment scheme to suburbs and transit camps,
Aims
Redevelop at least 30,000 houses under
where residents are temporarily relocated during upgrades.
MHADA, with 10,000 units in the suburbs
- Redevelopment of 104 layouts with a Floor Space Index (FSI) of
four.
Redevelopment Details - Developers redeveloping buildings on plots up to 2,000 sq m
receive an FSI of three, which can be increased by one through
Unit Size
Residents in the redeveloped buildings will
premium payments and sharing housing stock with MHADA.
receive units ranging from 300 to 753 sq ft.
Redevelop at least 30,000 houses under MHADA, with 10,000 units
Aims
in the suburbs

Unit Size Residents in the redeveloped buildings will receive units ranging
from 300 to 753 sq ft.

2016
Maharashtra State Housing policy
 Anticipated Implementation
Expected to come into force in November
2023.

Policy Focus
Promote affordable housing and sustainable
Aspect Description
accommodation in the state.

Announcement Maharashtra government announced a new housing policy.

Benefits to Homebuyers
The policy is expected to offer various benefits
to homebuyers looking to invest in
Maharashtra. Anticipated Implementation Expected to come into force in November 2023.

Promote affordable housing and sustainable accommodation in

Policy Focus
the state.

The policy is expected to offer various benefits to homebuyers

Benefits to Homebuyers
looking to invest in Maharashtra.

2023
Rent Control Act
THE STEPS AND DECISIONS INVOLVED IN THE SLUM REDEVELOPMENT PLAN

Step Description Additional Details

Basic Approach Holistic approach of In the last 20 years, only 10% of the slums in Mumbai have been developed.
‘Whole City – All Slums’ Redevelopment is held up for various issues.

Step 1: Survey Complete survey of all slums within Includes number of eligible and non-eligible slum dwellers, tenement density, and
MCGM limit preliminary feasibility. Task to be completed in 6 months by private surveyors.

Step 2: Master Plan Publish master plan after survey Slum dwellers to appoint a developer within 1 year. If not, SRA will call for
completion competitive bids from private developers and appoint a developer for the TPS.

Viability Gap Provide funding if no response from

SRA will provide viability gap funding to the extent of 40% of the project cost.
Funding developers

No Consent No individual consent needed

Applies in all cases where SRA bids out the slum.
Required when SRA bids out slum
 Step Description Additional Details

Step 3: Address Hearing and extension for projects SRA will give a hearing, then provide a reasonable time (not exceeding 1 year) to
LOI Issues with no development after 1 year start the project. If no action, the LOI will be cancelled.
of LOI issuance

Government of If GOI Ministry/Agency favors in-situ development, SRA offers services with 10%
Adopt in-situ or slum relocation
India Lands: In-Situ agency charges. 25% of RR Rate accrues to the land owning department/Ministry
based development approach
Development of GOI

Government of India Relocation if in-situ development Ministry/Agency of GOI pays 75% of prevailing RR rate to SRA for clearing the land.
Lands: Relocation not favored SRA shifts slums to another location or clubs with another scheme within the same
ward.

Identify Central Identify lands and prepare techno- With the help of private surveyors/Architects/Town Planners. Report presented to
Govt. Lands commercial feasibility report the land owning department/entity within 3 months.

Purchase of Salt Proposal to GOI to purchase part of

For rehabilitation of slum dwellers at the prevailing ready reckoner rate.
Pan Land Salt Pan Land

CRZ Amendment Remove Salt Pan lands from CRZ Chief Secretary to write to the Secretary, Environment and Forest and Climate
Change, GOI for necessary amendments.
MUMBAI
HOUSING
POLICIES
The origins of Mumbai’s housing problems
Flow Chart on Mumbai's Land and Housing Issues
Planning and Investment in Mumbai's Housing
Emergence of New Policies

World Bank promoted basic provision of sites and services.

Focus on affordability, cost recovery, and replicability.

Emergence of New Policies

World Bank promoted basic provision of sites and services.

Focus on affordability, cost recovery, and replicability.

Shift in Economic Philosophy (1980s)

Indian economy moved towards market-led growth.

Greater role for the private sector in housing.
Introduction of community-based, bottom-up policies.
Community-Based Projects

Emphasis on local control over resources.

Increasingly favored for shelter and service provision.
Not a complete solution to housing problems.

Current Situation and Future Outlook

Lack of accurate data on housing problems.

Persistent housing issues despite nearly a century of intervention.
Continued reliance on market and self-help approaches suggests
a bleak future for the urban poor in Mumbai.
Repairs and Rehabilitation of Dilapidated Buildings (1971–)
Context: Focused on repairing and reconstructing existing housing, specifically
"chawls" in the Island City.
Chawls:
Population: Over 1.5 million residents.
Characteristics: Single-room tenements, mostly built between 1920–40, housing
industrial workers.
Issues: Deterioration due to rent freeze from the 1947 Mumbai Rents Control
Act.
Current Situation: 22% of buildings had a lifespan of 5 years as of 1984; high
demand despite poor condition.

Repair Scheme:
Period: 1971–1989.
Funding: Over Rs1500 million spent by Mumbai Housing and Area
Development Board (MHADA).
Outcome: 9861 buildings repaired by 1986.
Criticism: Budget constraints and limited effectiveness.
Privatized Slum Redevelopment
Historical Attempts to Address Slums

Late 19th Century - Late 1970s: Slum Clearance and Redevelopment

Traditional method: Eradicating squatter settlements using urban planning models from industrial Britain.
Mumbai Improvement Trust Act (1896): Empowered municipal authorities to clear slums.

Challenges:
High costs and reduced housing stock.
New apartments often too expensive for former slum dwellers.
Many slum dwellers sold new tenements and moved back to slums.
Non-occupiable constructions by public corporations.
Political opposition and moral outrage.

Continued Slum Clearance: Despite decline, slum clearance persisted for commercial purposes (e.g., Babrekar Nagar, Bhagat Singh
Nagar, Kane Nagar).
Supreme Court Ruling: Forbidden slum demolitions during monsoons, yet demolitions occurred in June 1997.
1976 - Present: Slum Improvement and Upgrading

Shift in perspective: Large cities seen as generators of national wealth, not socio-economically malfunctioning.
Urban planning focus: Facilitating city growth through infrastructure and removing obstacles.
New Housing Policies:
Benefits of less western, less capital-intensive approaches recognized in the late 1960s.
Slum upgrading schemes introduced.
Challenges:
Deals with developers for higher density or height permissions largely ignored.
By 1989, only 9% of slum upgrading recipients were from low-income groups, including EWS and LIG.
HOUSING POLICIES IN MUMBAI SINCE THE LATE 19TH CENTURY-
Privatised Slum Redevelopment (1991–present) -

Economic Liberalisation: Encouraged new housing policies funded by private

capital, with the aim of creating a slum-free environment.

SRD and R Programme: Envisioned rehousing 4 million slum dwellers in new high-rise
apartment blocks. Private developers were to build houses free for slum dwellers
and sell others at a profit.

Challenges: The programme underestimated the slum population, faced

bureaucratic hurdles, and lacked sufficient participation from builders due to high
development costs and low potential profits. Only a fraction of the target has been
met so far.
LIVING CONDITIONS IN HOUSEHOLDS-
The article "Slum transit scheme evokes poor response" by A. Varghese, published in The Times of India on April 29, 1997, discusses the low
participation in Mumbai's slum transit scheme. Here are the main points:

Lack of Interest from Builders: The article highlights the reluctance of builders to participate in the slum transit scheme due to several factors,
including the absence of government funding, high initial development costs for clearing land and constructing transit tenements, and low
potential profits due to recent declines in real estate prices in the city.

Minimal Progress: In the five years since the scheme's inception, only about 50 out of 250 proposed projects had started. Even if all 250 projects
were completed, they would only accommodate about 50,000 families, which is less than 5% of the target group. As of the article's publication,
only 1,500 families had been provided with free housing.

Long-Term Implications: At the current rate, it would take at least another 100 years to build enough tenements to house all of Mumbai's slum
dwellers​(SlumhousinginMumbai)​.
POLICY INITIATIVES-

Since the 1950s, India's urban housing policies have evolved significantly. The Ministry of Housing & Urban Poverty Alleviation
(MHUPA) oversees these policies. Key initiatives include:

1. Rajiv Awas Yojana (RAY) (2013-2022): Provides financial support to states for slum improvement and affordable housing
through public-private partnerships.

2.Rajiv Rinn Yojana: Offers interest subsidies to support affordable housing for low-income urban residents, building on the
previous Interest Subsidy Scheme.

3. Basic Services to Urban Poor (BSUP) (2009): Focuses on improving housing and basic services for the urban poor, with
MHADA as the implementing agency in Maharashtra.

4. Affordable Housing in Partnership: Encourages private sector involvement in creating affordable housing, integrated with
RAY.

These schemes aim to address urban housing shortages by improving infrastructure, increasing affordable housing, and
mobilizing both public and private sector efforts.
Here are Maharashtra's key affordable housing initiatives:
What was the need for change of rules …

Tenants receive 12 months' advance rent and a 10% bank guarantee for construction costs.
If a landlord fails to develop a dilapidated property within 6 months, MHADA can intervene.
Government measures are aimed at boosting development, benefiting tenants and the industry.
Landlords can collaborate for better incentives and sustainable development