Shelter_April 2022

SHELTER FROM THE EDITOR-IN-CHIEF Volume 23, No.1 April 2022 The theme of this issue of shelter is ‘inclusive housing’. As the world is slowly coming back www.hudco.org to normalcy from the COVID Pandemic, the provision of inclusive housing assumes critical ISSN 2347-4912 importance, especially for a country like India which was witness to large scale reverse migration owing to urgent need of shelter and livelihood opportunities. Due to its strong inter-industry Shelter is an official publication of linkages which helps in capital formation, income and employment generation, the role of housing HUDCO/HSMI, distributed free of in driving sustainable and inclusive economic transformation at the national, regional and local charge. It deals with issues related levels is well documented. This is further reinforced under Sustainable Development Goal no. 11 to housing, urban development and which mandates nations to ensure access to adequate, safe and affordable housing for all as well as other themes relevant to the habitat basic services and upgrade slums by 2030. As a large proportion of urban poor including migrants, sector. Contributions, comments and senior citizens, working women, widows, students, alternately abled, etc. lives in unplanned slums correspondences are most welcome and and unauthorized colonies, any programme on ‘Housing for All’ would mean social, economic and should be forwarded to: financial inclusion of all socio-economic groups, especially the vulnerable segments. Inclusive housing has always been a focus area of the Government of India since independence EDITOR and a large number of programmes and policies have been designed to cater to the housing needs SHELTER of different socio-economic groups, the latest being the PMAY-Urban. The Pradhan Mantri Awas HUDCO’s HSMI Yojana–Housing for All (Urban) Mission of the Government of India, with four economically viable HUDCO House, Lodhi Road, affordable housing verticals, has been a commendable effort towards an inclusive housing program New Delhi -110003 intervention that addresses the diverse nature and extent of housing shortage with differential Tel: 011-24308600 socio-economic housing condition and tenure status across scales of urban demography. The PMAY Fax: 011-24365292 Mission will substantially improve the access of the urban poor for formal sector housing finance as Email: [email protected] well as making the houses affordable to the urban poor segment. For empowering women through PMAY, the inclusion of the name of female head is ensured by valid ownership documents for the BOARD OF DIRECTORS house. In addition, the Government of India has undertaken a number of demand-side and supply- Chairman & Managing Director side steps in order to catalyse the inclusive housing market in India. The programme not only Mr. Kamran Rizvi, IAS ensures a pucca house having basic amenities like toilet, water supply, electricity and kitchen to all eligible urban households by the year 2022, but also guarantees a dignified living along with sense of Directors security and pride of ownership to the beneficiaries as well as acts as an engine of economic growth Mr. M. Nagaraj through the provision of more employment, income and livelihood support. Mr. D. Guhan Till now, the PMAY-HfA(Urban), world’s largest housing programme, has approved construction Mr. Shyam Sunder Dubey of more than 11.5 million houses involving total investment of Rs.7.56 lakh crore with central Mr. Kuldip Narayan assistance of Rs. 1.93 lakh crore, out of which Rs. 1.30 lakh crore has been released to States in the Mrs. Sabitha Bojan framework of cooperative federalism. Dr. Ravindra Kumar Ray In order to address the shelter needs of the migrants and urban poor in the country, the Govt. of Dr. Siyaram Singh India has launched the ‘Affordable Rental Housing Complexes (ARHCs) Scheme, as a sub-scheme Mr. Bansi Lal Gujar under PMAY-HfA(Urban). This policy level intervention is one of the significant steps towards more inclusive housing which will improve their living conditions and provide access to dignified Company Secretary and planned housing close to their workplace in industrial sector as well as in non-formal urban Mr. Harish Kumar Sharma economy. However, towards further enhancing inclusive housing, there is a need for a new paradigm of Editorial Team planning and housing strategies addressing some of the key focus areas such as: availability of land Editor-in-Chief: Mr. M. Nagaraj at suitable locations; security of tenure and land rights; availability of cheaper, long-tenure and Managing Editor: Dr. Sukanya Ghosh accessible housing finance; technology suitability; and developer & construction related constraints. Editor: Dr. Akshaya Kumar Sen This volume of Shelter, being published on the occasion of the 52nd HUDCO Foundation day Co-Editor: Ms. Pooja Nandy celebration, contains a bouquet of articles which provide diverse insights into a range of issues Cover Design: Ms. Pooja Nandy related to promoting inclusive housing. HUDCO has been promoting inclusive housing since its inception, with 92 per cent of houses funded by it are for economically weaker sections and lower Registered Office income groups. The theme papers highlight the issues relating to inclusive urban planning and HUDCO Bhawan, Core-7A development through the earmarking of land and housing for the urban poor; challenges in cost India Habitat Centre effective, eco -friendly and disaster Resilient Design and Construction for net-zero achievement; Lodhi Road inclusive housing push in the Union Budget 2022-23; and a comparison of urbanisation & housing New Delhi-110003 in India & China. In the policy review section, two key articles discuss the role of PMAY for Tel(EPABX):011-24649610-23 building back better through green, affordable and climate resilient housing in India; and CIN:L74899DL1970GO1005276 importance of including Revenue Administration in implementing inclusive housing programmes. GST No.07AAACH0632A1ZF This volume also presents three case studies contributed on different aspects of inclusive housing Website: www.hudco.org programmes in India such as learnings from BLC implementation under PMAY-Urban; housing solutions for low income settlements in Delhi; and Citywide Slum Rehabilitation Strategies for the Urban Poor in Kolhapur. These case studies would serve as a guide for scaling up the inclusive housing programmes in other cities and towns. Hope you enjoy reading this issue of Shelter.

INSIDE Theme paper poor through BLC- Learnings from Theme 03 Urbanisation, housing, and implementation household amenities in Mr. Shubhagato Das Gupta The theme of this issue of shelter is India and China Ms. Anindita Mukherjee ‘inclusive housing’. As the world is Dr. Arjun Kumar Ms. Baisakhi Sarkar Dhar slowly coming back to normalcy from the COVID Pandemic, the provision 16 Inclusive urban planning 62 Citywide slum rehabilitation of inclusive housing assumes critical and development through strategies for the urban poor importance, especially for a country the earmarking of land and in Kolhapur like India which was witness to large housing for the urban poor Ar. Pratima Joshi scale reverse migration owing to Prof. Ramakrishna Nallathiga Ar. Isha Joshi urgent need of shelter and livelihood opportunities. Due to its strong 23 Challenges in cost effective, 77 Housing solutions for low inter-industry linkages which helps eco-friendly and disaster income settlements- case in capital formation, income and resilient design and of unauthorized colonies in employment generation, the role of construction Delhi housing in driving sustainable and Dr. Sunil Kumar Choudhary Dr. Ruchita Gupta inclusive economic transformation Ms. Anwesha Chandra at the national, regional and local 32 Union Budget 2022-23: levels is well documented. This is Push for inclusive housing IN THE BOX 2 further reinforced under Sustainable and infrastructure Development Goal no. 11 which development eITEC International Training 22 mandates nations to ensure access to Dr. Akshaya K Sen Programme ‘Housing for 31 adequate, safe and affordable housing Sustainable Habitats- Policy, 90 for all as well as basic services and Policy Review Planning, Design and upgrade slums by 2030. As a large 35 PMAY- An opportunity to Construction Technologies’, 91 proportion of urban poor including 20th - 22nd October, 2021 93 migrants, senior citizens, working build back better through Welcome Independent women, widows, students, alternately green, affordable and Directors to HUDCO Board of abled, etc. lives in unplanned slums climate resilient housing in Directors and unauthorized colonies, any India HUDCO celebrates programme on ‘Housing for All’ Dr. Saswata Bandyopadhyay International Women’s Day would mean social, economic and CITYNET Training financial inclusion of all socio- 39 Importance of including Programme on “Sustainable economic groups, especially the Revenue Administration Infrastructure Development vulnerable segments. in implementing inclusive and Management”, 12th -13th housing programmes January, 2022 Ms. Aparna Das Pradhan Mantri Awas Ms. Anindita Mukherjee Yojana- Urban: Glimpses of Programmes & Progress Case studies General Guidelines: Check list 50 Addressing housing for Submission of Articles shortage among urban The views expressed in this publication are the personal views of authors and do not necessarily reflect the official views and policies of HUDCO / HSMI. Articles or any other material in the publication may be reproduced so long as the credit is given and tear sheets are provided to the editor. All photo credits are by the authors unless otherwise specified.

THEME PAPER eITEC International Training Programme ‘Housing for Sustainable Habitats- Policy, Planning, Design and Construction Technologies’, 20th - 22nd October, 2021 HUDCO’s HSMI organized a 3-days eITEC backgrounds such as Architects, Planners, Online International Training Programme Engineers, Government officers & Technical for Overseas Professionals on “Housing Officers. The Sessions were scheduled on the for Sustainable Habitats – Policy, Planning, MS Teams platform. On 20th Oct, 2021, Mr. M Design and Construction Technologies” Nagaraj, Director Corporate Planning HUDCO during 20th-22nd October 2022. This is the inaugurated the Training Programme, in the 45th International Training Programme presence of Dr. D Subrahmanyam, Senior for Overseas Professionals conducted by Executive Director, HSMI, Mr. Somnath HUDCO’s HSMI sponsored by the Ministry Chatterjee, Director DPA-II MEA and HSMI of External Affairs, GoI under its International faculty members and delivered the inaugural Technical & Economic Cooperation (ITEC) address. Dr. D Subrahmanyam gave the programme. This course was attended by 21 welcome address. delegates from eleven countries with diverse The Technical Sessions in the programme were at Indian Institute of Public Administration, delivered by eminent domain experts such New Delhi; apart from in-house experts from as Ms. Parul Agrawala, Country head UN HSMI & HUDCO. Mr. D Guhan, Director Habitat; Mr. Ram Khandelwal, Senior Urban Finance, HUDCO was the chief guest in the Planner UN Habitat; Prof. (retd) Neelima Valedictory session and he delivered the Risbud, School of Planning & Architecture, Valedictory address. Training coordinator New Delhi; Mr. A. K. Jain, Ex Planning for the programme was Ms. Pooja Nandy, Commissioner (retd) DDA; Mr. Pankaj Gupta, Joint General Manager (Projects) &Fellow Deputy Chief , Building Materials Technology HUDCO’s HSMI. Promotion Council; Dr K K Pandey, Professor 2 HUDCO-HSMI Publication

THEME PAPER URBANIZATION, HOUSING, AND HOUSEHOLD AMENITIES IN INDIA AND CHINA DR. ARJUN KUMAR This article aims to illustrate urbanization, adequate and the trends and patterns of affordable housing, and “It is important to incorporate urbanization, urban housing, human settlements. By 2007, affordable and social housing and household amenities, their half of the world’s population and youth aspirations and challenges, and the character of lived in urban areas. As opportunities for inclusive emerging habitat and settlements per estimations, 60% of the growth of urban centers and in India and China. The rationale global population will reside ensuring ‘Right to Housing’. ” behind the whole exercise is that in urban settlements by 2030 India and China are the two (United Nations, 2014). The Key words: Urbanisation, Housing, most populous countries of the population in Indian urban Household amenities, India, China, world and their citizens bear the centres accounts for 11% of SDG. brunt of the ‘urban governance the global urban population, Dr. Arjun Kumar (arjun@impriindia. conundrum’. It provides an the second largest in the org) is Director, IMPRI Impact analysis of the urbanization and world after China (The and Policy Research Institute, New urban housing policies of both World Bank, 2020). With Delhi and China-India Visiting the countries towards how both China and India placing Scholars (CIVS) Fellow (2020-21), nations can be the torchbearers paramount importance on Ashoka University and Asia Century of an urban housing revolution economic growth, both the Foundation. and inclusive and sustainable countries bear appreciable habitat. responsibility towards planning a sustainable and inclusive urbanization INTRODUCTION and combating existing Cities are the engines of challenges. productivity and prosperity. The challenges to India’s However, unbridled urbanization are manifold urbanization poses a burden - including a complex and on natural resources and diverse urban governance public facilities and reinforces landscape, growth in the urban-rural inequalities. absence of ‘master plans’, In the era of Sustainable sub-optimal utilisation of Development Goals (SDGs), it urban land, an increasing risk has become mandatory to have of water scarcity, planning for responsible and sustainable disaster mitigation, pressure smart cities and urban on coastal habitation, and transformation founded on addressing slums and the the principles of conscious magnitude of informal April 2022 Volume 23 No. 1 - SHELTER 3

THEME PAPER settlements, and the need URBANIZATION IN economic reforms. The pace for a multi-disciplinary and of the same is forecasted multi-sectoral approach, as INDIA AND CHINA: AN to rise to achieve 50% of highlighted by a recent NITI its population in urban Aayog Report1. The Report OVERVIEW settlements by 2045 (Figure also highlight’s a central sector 1). China has experienced scheme - 500 Healthy Cities While urbanization has rapid urbanization post its Programme’ – recommended the potential of being the opening up of the economy by its Advisory Committee, powerhouse of development in 1982. This will not be as “Every city must aspire to and large-scale prosperity, yet sustained and will modestly become a ‘healthy city for all’ by there are a few fundamental increase to reach over 70% of 2030.” human development urbanization. challenges, especially if the process of urbanization is Urbanization in India unplanned. For instance, When compared to China, Owing to the rapid economic exacerbation of economic India has been conservative growth and urbanization in its urbanization, with its in China, human welfare disparities and unsanitary policies being less foresighted conditions because of poor and more reaction-based. As has risen, socio-economic urban infrastructure - such per the 2011 Census of India, inequality has widened, the total urban population in and the environment and its as unreliable water supply, the country is more than 377 power systems, congested million, constituting 31% of capacity are under severe roads and poor public the total population. The total pressures. The impact is so number of urban households detrimental that it is advised transport, inefficient ports and inadequate schools, etc. to move from maximizing (Palanivel, 2017). economic development towards improving India has undergone gradual environmental quality. urbanization post the 1991 Recently, the literature is Figure 1: Projection of Population Living in Urban Areas, 1950-2045 rife with articles on China’s housing bubble about to burst owing to the rising growth rate in house prices over the last decades and speculative markets. Moreover, the global media has also reported about several ghost towns and projects associated with the same. This article provides an 1 Government of India. 2021. Reforms in Urban Planning Capacity in India: Final analysis of the urbanization Report, September 2021. NITI Aayog. Available at: https://www.niti.gov.in/sites/ and urban housing policies default/files/2021-09/UrbanPlanningCapacity-in-India-16092021.pdf of India and China towards how both nations can be the torchbearers of an urban housing revolution and inclusive and sustainable habitat. 4 HUDCO-HSMI Publication

THEME PAPER in 2011 was 78.9 million, it Lahiri, 2017). landscapes (Li et al. 2019). increased by more than 25.2 Further, it has also been This indicates that there is million (46.9%) as against evidenced that amid a leeway for policymakers to 53.7 million households in moderate increase in expand the megacities rather 2001. These numbers are public spending on slum than focusing on the spread of expected to double by 2031. improvement, there has been population across the country. Apart from the obvious rise in a simultaneous increase in A few of these megacities the population, the numbers the informal settlements and include Shanghai, Suzhou, of urban households have slums on the periphery of the Chengdu, Hangzhou, Beijing, increased due to the addition cities. Thus, besides socio- Guangzhou, Shenzhen, and of new urban areas from the economic exclusions, policy- Chongqing. last census (Kumar, 2015), making efforts have trailed The motivation for migrating a 52% increase from 5161 to with the inefficient top-down is rooted in not just a 7933 Census Towns. policy implementation, and higher income but social India remains dominated by a urbanization is characterised welfare benefits as well. The large number of small towns as ‘messy and hidden’. urbanization miracle (Chen and a small number of large Urbanization in China et al., 2013) can be attributed cities. This is evidenced by China, in its urbanization to stellar performance in the fact that 53 metropolitan strategy, has been localised manufacturing and exports, centres account for more and consistent. According resulting in a double-digit than 43% of the urban to the Seventh Population surge in real wages and population. Delhi, Mumbai, Census of China, the contribution to the GDP, Chennai, Kolkata, Bangalore, total urban population is further feeding into demand Hyderabad, Pune, and roughly 902 million in 2020, for housing. The ratio of urban Ahmedabad are a few large accounting for 63.9% of to rural income is 3.2, the metropolitan cities. the total population. This highest in the world (Luo and Urbanization in the country estimate stands against the Zhu, 2008). Chinese President is marked by rural to urban population’s share of Xi Jinping’s Semi-Suburban urban migration in search 37.1% in total population Model2 has been exemplary of employment prospects. in 2000, and 51.3% in 2010, in its impact and reach and The economy has been indicating a stunning pace of continues to provide direction service-driven, while the urbanization. to economic growth and manufacturing sector has In China, urbanization has urbanization. been missing in terms of taken place along the coast. It should be added that the contribution to the Gross Roughly 70% of all built- housing system follows the Domestic Product (GDP) and up land and more than 50% Hukou system in China, employment generation. The of all new built-up land where only residents who ratio of urban to rural income added between 1990 and have obtained local Hukou in India is 1.6, half of that of 2010 is included in village (a system of household China’s (Hnatkovska and registration used in mainland China) can access the local 2 CGTN. 2020. Xi Jinping’s Semi-suburban economic model lifts county out of welfare system. Thus, poverty. Available at: https://news.cgtn.com/news/2021-02-22/Xi-Jinping-s- migrants tend to cluster in Semi-Suburban-Economic-Model-lifts-county-out-of-poverty-Y5Kwzo6raU/index. the cheaper suburban areas, html which offer low-skilled April 2022 Volume 23 No. 1 - SHELTER 5

THEME PAPER job opportunities. Further, perpetual state of fiscal crisis Figure 2: Population Projection housing affordability and due to the stalled devolution for India and China and Rural- emerging inequality have of power from the state to Urban Aspect, 1990-2050 arisen as serious problems in municipal governments (Ren, all large cities of China. 2015). India has approved more than 170 million urban Special Purpose Vehicles workers to its labour force Urbanization in India and (SPVs) to fund infrastructural from 2005 to 2025, compared China: A Comparative projects and to manage smart with 50 million in China over Analysis cities, however, its efficacy to the same period (McKinsey, bring investment using land 2020). As per a McKinsey Report as a tool has been limited as URBAN HOUSING compared to China. CONTINUUM (2020), India spends $17 per AND HOUSEHOLD AMENITIES: INDIA capita on capital investments AND CHINA In India, rapid migration in urban infrastructure The inner-city area is often and unplanned urbanization has led to a proliferation in annually, while China spends dilapidated. While China is informal settlements and slums, with people living in $116. A significant proportion substantially improving, in unsanitary and congested conditions. With an evidenced of the disparities in the urban India this remains a significant shortage of housing, transformation between issue. However, governance the two countries can be and planning roadblocks attributed to the discrepancies for informal settlements in land use, housing, and are now being slowly transportation. addressed through various levers, such as taxation and The main mode in obtaining registration. Many such funds for infrastructure from advanced measures point to banks in China is through a maturing housing market, Urban Development and with different dimensions Investment Companies in different cities, from (UDICs), subsidiaries of property rights to regulation local governments. The to management to financing. practice involves selling Sustainable consumption land for development to using local resources and supplement the limited local spatial planning is another governments’ revenues and important component, pay for investment in the especially in the SDGs era provision of local services. to ensure intergenerational Thus, municipal debt has equity. increased sharply since 2008 India has the potential to reap the benefits of demographic owing to the binge borrowing dividend, which if realised will be larger than that of and overinvestment in China owing to the latter’s aging population. If India infrastructure. The objective optimises the productivity of its cities and maximises its of the same was to minimise GDP, the economy could add the effects of the global financial crisis by stimulating the Chinese economy. In India, cities have been in a 6 HUDCO-HSMI Publication

THEME PAPER especially for the urban poor, Historicity reforms and real estate recent steps of the government The governance in India include increased budgetary in reference to the housing development in China allocation for the purpose sector has undergone various of construction of low-cost, changes. From provider of have replaced the socialist affordable housing. It also ownership housing in the includes provision of credit 1970s-80s and financing welfare housing provision. and government assistance, housing in the 1980s-90s, the increased role of urban local government’s role has become China has undergone two bodies, rental and migrant extensive in providing social housing and workers’ hostels. housing as well as that of a ‘Housing Revolutions’ in Housing studies establish facilitator and incorporator of the manifestation of rising private players (Table 1). the 20th Century, from a inequality between those in need of housing and those in socialist revolution to a neo- abundance (Kumar, 2016). liberal capitalist one. At the beginning of the 1980s, about 80 percent of Chinese urban residents rented their accommodation, mostly Since the start of the 21st from state-owned employers, century, the Government of and lived in overcrowded India has focused its attention communal buildings inside Despite China’s regulated on creating world-class urban work unit compounds. housing market and Hukou spaces in the country. Several Thus, housing was linked to system, there exists a policies were created to attain employment. More than four- dichotomy in the housing the objectives of providing fifth of official urban residents scenario of the country. For urban infrastructure, now own their homes and both countries, issues such as affordable housing for all, live inside gated communities housing stock affordability, maintenance and renovation (Wang, 2013). speculative investment, of heritage sites, providing Through a series of reforms and financing the basic involving a gradual change housing market imbalances, amenities. from private rental housing to public rental housing in 1949- social housing, vacant 1956 and 1956-1976 to private housing, as well as prevailing Over the decades, market wealth inequalities have led system-based housing to imbalances in housing demand and supply. Rapid Table 1: Housing Policies and Reforms in India, 1970-2020 migration towards the urban centers has propelled the Year Reform 1970s-1980s Provider of Ownership Housing demand for social, rental and migrant housing. The rapidity with which 1980s-2000s Provider of Ownership Housing to Financing housing demands are Housing increasing in the two countries can be traced to the slow 2000s Financing Housing to Facilitator of Housing Activity pace of housing governance. and Incorporation of Private Players The discussion below briefly describes the governments’ Post Housing Supply, Private Sector Participation, Real role in providing housing Pandemic Estate Regulations and Governance, Affordable, to their people in the two Rental, Migrant Housing, Housing Finance, countries. Technology Source: Author April 2022 Volume 23 No. 1 - SHELTER 7

THEME PAPER Table 2: Housing Policies and Reforms in China, 1970-2020 urban renewal using the market instrument of land Year Reform development. 1950s- 1970s Private Rental Housing to Public Rental Housing Recent Housing Trends 1970s-1990s Public Rental and Work Unit Ownership to Private Careful perusal of estimations Family Ownership of floor space and dwellings in India and China highlight the 1990s-2000s Toward Market-Dominated Home Owning Urban glaring issues of congestion Society and spatial inequality. The consistent and significant 2000s-2010s Mixed Ownership Housing System gap between the measures is appalling. Not only is the Post Housing Market Regulations and Effective percent of dwellings far lower Pandemic Governance by the State/Local, Focus on Rental, in India as compared to China, Social, Migrant Housing, Housing Finance, the size of these dwellings Technology is also less. The problem Source: Author family ownership in 1977-1991 Figure 3: Average Household Size and Urban Residential Floor Space and 1992-1998, to a market in India and China dominated homeownership Figure 4: Dwelling Stock Growth over Decade and Per Cent of in 1998-2007, and finally, Concrete Dwellings towards mixed-ownership housing system in 2008 (Table 2). The People’s Republic of China (PRC) has managed to replace its welfare-based urban housing system with a market-based housing provision scheme. PRC has successfully expanded urban homeownership and impressively increased per capita housing consumption. The literature points out China’s housing features of state-led gentrification. Since the 2000s, urban redevelopment has been the focus which is driven by ambitious urban upgrading programs to build world- class cities. The state played a significant role in 8 HUDCO-HSMI Publication

THEME PAPER is exacerbated by the large China has achieved matter has been slow, household sizes, with over improvements in the same directing attention towards five members, on average, parameters as well. However, environmental capacity reducing the available per advancement in terms of and sustainability. China’s capita floor space (Figure 3). access to clean fuels and progress on SDGs 6, 7, and From 2005 to 2025, India will concentration of particulate 11, is promising (Figure 6), need to add 700 million to 900 million square meters of Figure 5: India’s Performance on SDGs 6, 7 and 11 floor space a year, while for China, the required measure (Source: SDG Development Report 2021) could be 1,600 million to 1,900 Figure 6: China’s Performance on SDGs 6, 7 and 11 million square meters (Figure 4) (McKinsey, 2020). (Source: SDG Development Report 2021) Livability Aspects of Housing: Insights from the SDG Performance Index The ‘livability’ aspect of housing has gained prominence by including drinking water, sanitation, solid waste management, and drainage. These parameters act as the basis for Service Level Benchmarking (SLB), which measures and monitors utility service provision and lays its standard to minimize gaps. Further, with the given COVID-19 pandemic, the lack of the same makes hygiene and social distancing difficult. In India, while there has been an improvement in the availability of the amenities such as drinking water, sanitation, electricity, and drainage arrangement, etc. by the urban households, yet the statistics show, there has been a stark deprivation especially in slums and informal settlements (Figure 5). April 2022 Volume 23 No. 1 - SHELTER 9

THEME PAPER and India, too, has a positive evidences the severity of the Awas Yojana – Urban journey. However, India’s issue (Figure 7). (PMAY-U) (2015), the Atal pace in attaining SDG targets Mission for Rejuvenation, is tardy, and remains slower A focused comparison of and Urban Transformation than that of China. residential property prices (AMRUT) (2015), the Smart in select cities of India and Cities Mission (SCM) (2015), Housing Market and China prove that the estimate and Swachh Bharat Mission Prices in Beijing and Shanghai is (2014). Further, through a roughly three to five times variety of other infrastructure Rapid acceleration in than that in Delhi and projects of the government, residential prices relative Mumbai, respectively. A such as the Shyama Prasad to household incomes, a similar picture is available for Mukherjee Rurban Mission perceptible divergence gross rental yield, which is (SPMRM), the National between fundamental prices roughly half3. Infrastructure Pipeline (NIP) and speculative prices, and the PM Gati Shakti, etc, oversupply of residential well-distributed urbanization spaces, and non-monitored Recent Policies and is envisaged which will Schemes consequently take care of the shadow banking for financing inclusive housing needs of indicate an imminent housing India the people. bubble crash. This leads In the recent years, schemes Government of India’s towards the fact that housing that gained prominence initiative of providing in China has peaked. An under the Urban Missions ‘housing for all’ in urban areas overview of price to income include the Pradhan Mantri by 2022 through the PMAY-U ratio among countries in 2021 that was launched in 2015 deserves a special mention. Figure 7: Price to Income Ratio among Asian countries, mid-2021 It has four verticals through which the government aims (Source: Numbeo; https://www.numbeo.com/property-investment/ to address the housing rankings_by_country.jsp?title=2021&region=142) issues of the Economically Weaker Sections (EWS) and 3 https://www.liasesforas.com/blog/2019/05/23/the-property-market-of-the- Low-Income Group (LIG) real-estate-giants-india-and-china/ households: In-situ Slum Redevelopment (ISSR); Credit Linked Subsidy Scheme (CLSS) (which is further categorized into CLSS I (for EWS and LIG) and CLSS II (for middle-income groups); Affordable Housing in Partnership (AHP); and Beneficiary-led Construction or enhancement (BLC), which 10 HUDCO-HSMI Publication

THEME PAPER underscore the public-private compounded development The ambitious Belt and collaboration. as per the planning of phase- Road Initiative (BRI) wise implementation of the announced in 2013 aims The Ministry of Housing & Mission, harnessing scale to vigorously expand and Urban Affairs (MoHUA), and technology. This pace meet the infrastructure and Govt. of India has also and scale would be one of the development requirements taken several measures for best examples in the world in of China and the partner housing industry such as terms of any public program countries. It incorporates Real Estate (Regulation and in general and social housing and strategizes road and Development) Act, 2016 in particular. sea trade routes for global (RERA), geo-tagging of infrastructural development. PMAY houses, discussions of The complex and challenging It lays emphasis on unity utilizing vacant government and understanding between lands, the Global Housing issues, however, pertaining variegated cultures. The BRI Construction Technology promises to open horizons for Challenge (GHTC), Model to redevelopment of slums China to export urbanization Tenancy Act 2020, etc. For while also enhancing the the urban poor and homeless and unplanned settlement quality of life of the people. there has also been schemes such as Deendayal Antyodaya (e.g., land, community Yojana National Urban Livelihood Mission (DAY- mobilization, private NULM). Recognizing the importance of rental housing, participation, gestation the government launched the Affordable Rental Housing period, project finances, The Chinese government Complexes (ARHCs) for Migrants Workers/ Urban identification of beneficiaries) envisioned the attainment Poor scheme in 2020. requires thrust from all of a ‘comfortable society by Overall, the housing sanction under PMAY (Urban) stood the stakeholders. For this, 2020’. It includes the most at around 11.5 million as of March 2022, total housing the active role of state important component of demand being 11.2 million. The resources have been government and urban shelter for all residents. It also raised from Extra Budgetary Resources (EBR) local bodies as well as makes it contingent upon such as Central Road and Infrastructure Fund (CRIF). communities is of paramount the municipal governments Overall, the houses importance, learning from in assisting low-income sanctioned since 2015-2022 demonstrate unprecedented the best practices and bad households in acquiring a exponential growth as well experiences. reasonable quality house, China irrespective of their financial Similarly, in China, several standings. Further, it defines steps have been taken by the government to ensure housing controls and regulations to security for its citizens. For instance, the Housing Policy ensure affordable housing, of 2007, 2009, 2013, and 2016 aimed to restrict housing including controlled stock demand and borrowing using tightening measures. investment returns and The target was to combat rising residential prices. The construction standards and same was linked to the Hukou system and undertaken for a loans to developers from a short-term. special housing provident fund. For the urban poor, rent subsidy based on standards and household income and direct provision of public housing for a rent determined as a proportion of dispensable income. April 2022 Volume 23 No. 1 - SHELTER 11

THEME PAPER The China Housing Critical Assessment impact upon private investors Development Report (2020- and prospective homeowners 2021)4 shows that in the Despite the motivations and because of mismanagement absence of major policy shifts, intentions of the governments and default by the company new external shocks, and a of both India and China, the that has a huge political clout significant improvement in housing conditions remain in the country. Similarly, the epidemic situation, the far from ideal. Several in India, real estate sector overall property market in phenomena contribute to this. requires effective governance China will remain stable, For example, the problem of for the smooth functioning but its structural potential vacant housing in China is of the sector amidst private remains. It is expected that roughly 22% or 50 million sector mismanagement, RERA China’s property market will (Li, 2019). Similarly in India, is a step in that direction. continue to recover steadily the vacant housing stock has in 2021. The year-on-year been estimated to be over 11 The densification of growth rate of commercial million. housing sales may maintain households in urban India positive growth and hit a Another challenge, especially record high again. has led to drastic changes in the case of China relates in the needs of urban to housing speculation. settlements. Issues such as The practice of purchasing economic competitiveness The Report also provides for investment rather than of cities, provision of easy broad counter-measures dwelling is prevalent. The access to affordable housing and suggestions for planned ghost city phenomenon is to check massive housing urbanization and housing driven by debt, which in shortages, empowerment of security in China. It advocates turn was triggered by the Urban Local Bodies (ULBs) among other measures, recovery process from the and Para-Statal agencies, to establish systematic global financial crisis. Thus, provision of adequate quality and quantitative policy these cities are marked by infrastructure, amenities and benchmarks to strengthen extensive infrastructural other municipal services and precise and effective development, but lack the their pricing and affordability, regulation; quantify the people to inhabit it. However, slums redevelopment, effective boundary of various not all ghost cities remain so. formalization/regularization specific policy objectives and For instance, Pudong area in of informal/unauthorized strengths such as housing Shanghai, a former swamp colonies, congestion and demand policy, housing across the river, is now an crowding, and steep rise in supply policy, housing land urbanized and modern area. vacant houses have cropped policy, housing finance It remains an exception and up in the recent past. policy, housing tax policy, not a generalization. The throes of the COVID-19 etc.; and combine various pandemic hit the housing market, real estate sector, policy objectives and effective The recent debacle of the and most importantly the Chinese real estate giant construction sector. The cities, boundaries to make various Evergrande demonstrates the often referred to as engines of economic growth, have policies. 4 China Housing Development Report (2020-2021) released (http://www.cssn.cn/ zx/bwyc/202012/t20201222_5235452.shtml) 12 HUDCO-HSMI Publication

THEME PAPER been derailed due to massive to understand urban systems growth of urban centers and will prove central to the disruption in economic and process. ensuring ‘Right to Housing’. related activities inflicted To ensure planned and by COVID-19. However, Going forward, it is imperative sustained development, with gradual opening up of to engage the community of careful analysis of gestation economic activities, there are each country and indulge period, resource mobilization, green shoots of recovery and in bilateral cooperation on housing standards, both countries are taking various technical aspects, among other factors need steps to revive the pace of the for the responsible urban to be mulled over and real estate sector. It is worth housing revolution. solidified through a holistic noting that these sectors have Decentralized approach is approach incorporating regained their momentum needed towards planning and well-planned processes – over the second half of 2021 implementation to cater to the such as densification – for (Toh, 2021). local needs and opportunities. sustainability. Housing and CONCLUSIONS AND Scaling up technological amenities, which are crucial THE WAY FORWARD interventions and techno- to Ease of Living, have to be at India and China are countries with an accelerating pace of financing institutions, which the core of city development growth. With a commensurate increase in urbanization are environmentally feasible strategies, to move towards and population, housing affordability and shortages and scalable, along with well- policy and action for impact, emerge as major challenges. To reconcile with socio, planned policies will achieve especially for China and India economic and environmental sustainability, both countries sustainable urbanization. in the coming decades. need to focus on a set of key issues. These include the In order to insulate the housing Acknowledgments redevelopment of slums, market from any impending informal settlements and old collapse, it is important that This research work is an areas, affordable, adequate, the countries ensure sound outcome by the author under responsible housing stock processes of urbanization the CIVS Fellowship 2020- supply and planned housing and well-distributed land 2021. The author would including non-ownership and real-estate development. like to thank the fellowship (rental) housing, and workers’ It is pertinent to avoid organising team and to hostels and dormitories for concentration of urbanization various experts for their migrant and marginalized in some regions while research input, consulted for families, senior citizens and ignoring others and move this work. Acknowledgments student housing, considering towards balanced regional are also due to Dr. Soumyadip environmental sustainability, development. Proper urban Chattopadhyay, Dr. Simi local needs and harnessing planning through active Mehta, Anshula Mehta, Sakshi technology. The use of citizen participation in the Sharda, Mahima Kapoor and official and market-based policymaking processes and IMPRI team for their research data systems and mapping financial viability would be support and assistance. important to prevent the build-up of housing bubbles. REFERENCES It is important to incorporate ActionAid India and IMPRI. affordable and social housing 2020. Where Will the City- and youth aspirations and Maker Stay? A Study of opportunities for inclusive Housing and Living Conditions of Informal Workers in Delhi and Ranchi. Action Aid India April 2022 Volume 23 No. 1 - SHELTER 13

THEME PAPER and IMPRI Impact and Policy 2010: Under-urbanization or R. 2016. Challenges and Research Institute. Available over-urbanization? Habitat at: https://www.impriindia. International. 38 (2013): 25-33. Opportunities in an Urbanising com/research/reports/where- will-the-city-maker-stay-2/ India. International Area Chattopadhyay S. and Kumar, A. 2022. Cities and Budget Deng, Y. et. al. 2020. Spatial Studies Review. Volume 19. 2022-23 towards India@100 in Misallocation in Chinese 2047. Insights. IMPRI Impact Housing and Land Markets. Issue 1: pp 3-11. Available at: and Policy Research Institute. Working Paper 27230. Available at: https://www. National Bureau of Academic https://journals.sagepub. impriindia.com/insights/ Research. May, 2020. Available budget-cities-pandemic/ at: https://www.nber.org/ com/doi/abs/ 10.1177/ Chauvin, J. et. al. 2016. What is papers/w27230 Different about Urbanization in 2233865916637297 Rich and Poor Countries? Cities in Brazil, China, India and the Dobbs, R. and Snake, S. 2020. Huang, Y. 2015. Urbanization United States. Working Paper Comparing Urbanization in Is Key to Why India Is 22002. National Bureau of China and India. McKinsey. July So Far in China’s Wake. Economic Research. February, 1, 2020. Available at: https:// Carnegie Endowment for 2020. Available at: https:// www.mckinsey.com/featured- International Peace. June 8, w w w. n b e r. o r g / p a p e r s / insights/urbanization/ 2015. Available at: https:// w22002 comparing-urbanization-in- carnegieendowment.org/ Chen, J. 2016. Housing System china-and-india 2015/06/08/urbanization-is- and Urbanization in the key-to-why-india-is-so-far-in- People’s Republic of China. china-s-wake-pub-60336 Working Paper 602. Asia Development Bank Institute. Fang, H. et. al. 2015. Kumar, A. 2015. Housing Available at: https://www. Demystifying the Chinese Shortages in Urban India econstor.eu/bitstream/10419/ Housing Boom. Working Paper and Socio-economic Facets. 163101/1/ 872765083.pdf 21112. National Bureau of Journal of Infrastructure Chen, K. 2020. China’s Housing Academic Research. Available Development. Volume 7. Policy and Housing Boom at: https://www.nber.org/ Issue 1: pp 19-34. Available and Their Macroeconomic papers/w21112 at: https://journals.sagepub. Impacts. Oxford Research com/doi/abs/10.1177/ Encyclopedia of Economics 0974930615578499 and Finance. December 17, 2020. Available at: https:// Government of India. 2021. Kumar, A. 2015. Indian oxfordre.com/economics/ Reforms in Urban Planning view/10.1093/acrefore/ Capacity in India: Final Report, Urban Households’ 9780190625979.001.0001/ September 2021. NITI Aayog. acrefore-9780190625979-e-591 September 16, 2021. Available Access to Basic Amenities: Chen, M. W Liu, X Tao. 2013. at: https://www.niti.gov.in/ Evolution and assessment on sites/default/files/2021-09/ Deprivations, Disparities and China’s urbanization 1960- UrbanPlanningCapacity-in- India-16092021.pdf Determinants. Margin—The Journal of Applied Economic Research. Volume 9. Issue 3: pp 278-305. Available at: https://journals.sagepub. Hnatkovska and Lahiri, 2017. com/doi/abs/10.1177/ Urbanization, Structural 0973801015579754 Transformation and Rural- Kumar, A. 2016. India’s Residential Rental Housing. Urban Disparities in China and Economic & Political Weekly. Volume 51. Issue 24: pp 112- India. Accessed on: https:// 120. June 11, 2016. Available at: https://www.epw.in/ www.cafral.org.in/sfControl/ journal/2016/24/special- content/Speech/116201742701 PMChinaIndiaurban.pdf Hoelscher, K. and Aijaz, 14 HUDCO-HSMI Publication

THEME PAPER articles/indias-residential- Research Working Paper 4700. Studies. International Journal rental-housing.html World Bank. of Housing Policy. Volume 11. Kumar, A. and Chattopadhyay, Issue 3. September 29, 2011. S. 2022. Union Budget 2022- Palanivel, T. 2017. Rapid Available at: https://www. 23 and Pradhan Mantri urbanisation: opportunities tandfonline.com/doi/full/10.1 Awas Yojana (PMAY) Urban and challenges to improve 080/14616718.2011.599130 – Housing for All by 2022. the well-being of societies, Insights. IMPRI Impact and UN Development Program. Wang, Y. et. al. 2012. The Policy Research Institute. Available at: http://hdr. Maturation of the Neo- Liberal Available at: https://www. undp.org/en/content/rapid- Housing Market in Urban impriindia.com/insights/ urbanisation-opportunities- China. Housing Studies. urban-housing-budget/ and-challenges-improve-well- Volume 27. Issue 3: pp 343-359. Kundu, A. and Kumar, A. being-societies Available at: https://www. 2017. Housing for the Urban tandfonline.com/doi/full/10.1 Poor? Changes in Credit-linked Ren, X. 2020. Governing the 080/02673037.2012.651106 Subsidy. Economic & Political Urban in China and India: Land Weekly. Volume 52. Issue 52. Grabs, Slum Clearance, and the Wang, Y. P. 2013. China’s December 30, 2017. Available War on Air Pollution. Princeton Urban Housing Revolution. at: https://www.epw.in/ University Press. Available Presentation. University of journal/2017/52/notes/ at: https://press.princeton. Glasgow. Available at: https:// housing-urban-poor.html edu/books/paperback/ w w w. g l a . a c . u k / m e d i a / Kundu, A. and Kumar, A. 9780691203393/governing-the- Media_279627_smxx.pdf 2020. Assessing the Benefits urban-in-china-and-india and Costs of the Program Xiong, W. 2015. Housing Market Verticals of Pradhan Mantri Rogoff, K. and Yang, Y. 2020. in China. Video. Princeton Awas Yojana (Urban). Shelter Peak China Housing. Working University. National Bureau Journal. Volume 21. Issue Paper 27697. National Bureau of Economic Research. April No. 1. Housing and Urban of Economic Research. August, 28, 2015. Available at: https:// Development Corporation Ltd 2020. Available at: https:// w w w. n b e r. o r g / a f f i l i a t e d - (HUDCO). April-May 2020. w w w. n b e r. o r g / p a p e r s / scholars/researchspotlight/ Available at: https://www. w27697 housing-market-china-wei- hudco.org/writereaddata/ xiong shelter-apr20.pdf The World Bank, 2020. Urban NHB. 2019. Report of Trend and Development. Available at: Yu, S. 2021. China’s Housing Progress of Housing in India https://www.worldbank.org/ Crash Exposes a Growing 2019. National Housing Bank en/topic/urbandevelopment/ Regional Economic Divide. (NHB). May, 2020. Available overview#1 Financial Times. March 30, 2021. at: https://nhb.org.in/wp- Available at: https://www. content/uploads/2020/05/ UN Habitat. 2020. World Cities ft.com/content/bbc5c5c0- NHB%20Progress%20 Report 2020: The Value of f7d1-4032-968a-bac10c07707e Report%202019%20(English)% Sustainable Urbanization. UN- 2027_05_2020.pdf Habitat. Available at: https:// Zhou, J. 2016. The Impact of Luo, X. and N. Zhu. 2008. u n h a b i t a t . o r g / Wo r l d % 2 0 Cultural Factors on Chinese Rising Income Inequality in Cities%20Report%202020 Housing Prices. Georgetown China: A Race to the Top, Policy University. September 6, Wang, Y, and Murie, A. 2011. 2017. Available at: https:// The New Affordable and repository.library.georgetown. Social Housing Provision edu/handle/10822/1041859 System in China: Implications for Comparative Housing April 2022 Volume 23 No. 1 - SHELTER 15

THEME PAPER INCLUSIVE URBAN PLANNING AND DEVELOPMENT THROUGH EARMARKING OF LAND AND HOUSING FOR THE URBAN POOR PROF. RAMAKRISHNA Inclusive urban planning & activities in cities and the NALLATHIGA development is becoming the order creation of livelihoods therein. of the day given the vast urban Structural changes such as “Earmarking of land and population already living in shift from manufacturing to housing in urban areas is slums as larger number of people services in large cities has considered as an inclusive are moving to cities in search also led to the loss of jobs approach towards urban of livelihoods. Preparedness in industry and gain of the poor by providing for living towards accommodating such same in services (D’Monte). spaces to them. Earmarking large low-income immigrant Migration of population, of land/ housing is required population would require an important phenomenon to counter the fact that land enabling policy that provides associated with urbanization, and housing markets do not urban space for such population is not only confined to the take care of the people at ‘the and its implementation needs population with skillset bottom of pyramid’.” to be attempted at all levels of (which is primarily urban- government. The current paper urban migrant population) Key words: Housing Policy, Urban reviews such attempts towards it but also unskilled or semi- Poor, Planning Approach, NBC, - both International and Indian skilled population which JNNURM. experiences (States and Cities); it is primarily rural-urban Prof. Ramakrishna Nallathiga then suggests the requirements of population). Development ([email protected]) is such action. The implementation processes of cities tend to be Associate Professor, National Institute process of earmarking land/ exclusive in their approach in of Construction Management and housing for urban poor is also terms of planning for housing Research, Pune. discussed. and built spaces for such migrants and low-income INTRODUCTION population. It becomes, India has been experiencing a therefore, imperative for steady rise of urban population cities to make efforts to create for last few decades, though living spaces in order to meet not at the pace and level the requirements of these of some other developed segments of population, who and developing countries, play an important role in the which accommodate more city economy. This approach and more people into cities is also sometimes called as (Kundu 2006). The process ‘inclusive development’ or of urbanization is primarily ‘inclusive planning’ so that geared up towards the the people, whose built space concentration of economic requirements are hitherto not 16 HUDCO-HSMI Publication

THEME PAPER taken into account, would spaces to them. Earmarking and planning conditions find some reflectance through of land / housing is required are imposed on them so such effort. to counter the fact that land as to develop low-income and housing markets do houses. Recently, the National DEFINING not take care of the people Planning Policy Framework of EARMARKING at ‘the bottom of pyramid’. UK has specified earmarking However, if earmarking goes guidelines. Earmarking refers to setting unchecked, it may promote aside something for a purpose. inefficiency/ bad governance The United States of America: It was ‘coined’ as a concept (especially in terms of use by the economists working of such earmarked land and In the USA, local governments in public sector which is housing serving contrarian take public finance route by not so widely used in town purposes). Earmarking of making use of the provisions of planning as much as it is in funds or planned/built space earmarking funds for specific public finance. In public becomes imperative as the community development finance, it refers to devoting conventional markets do not projects which include urban (a sum/ proportion of) public account for the living space renewal projects that provide funds/ revenue for a specific needs of poor people i.e., they housing for the poor and expenditure/ programme. are priced out of the market also land procurement for Likewise, in public policy, it and not enough supply takes housing. Such community is used as a means to achieve place in that segment. development projects any strategic goal/objective are undertaken by local viz., housing the urban poor. governments which finance Earmarking of land/ housing the projects and, often, they for the urban poor refers to INTERNATIONAL are executed by private setting aside a proportion of EXPERIENCES OF LAND/ developers. Provision of land/ housing in cities for the HOUSING MARKETS earmarking of funds has, poor people, so that they can FOR POOR: A REVIEW however, set a route for find a living space in them. abuse in the USA – fiscal and Earmarking therefore ensures Several countries have process – as the municipal inclusivity of the housing already undertaken policies executives/council members needs of current (un-housed) that promote inclusivity who had information would as well as future population of urban poor through the use their own links to prosper that cannot afford housing on allocation policies/ strategies through the award of such their own. of land and housing. Some of development schemes and the examples are: Earmarking, in general as practiced in public The United Kingdom: In the monies to them. economics/finance, is carried out for a specific purpose UK, the earmarking of land/ South Africa: South Africa and with a specific objective, housing has traditionally has adopted a ‘rights based which is primarily fiscal. been done at local level by approach’ to the development Earmarking of land and the local planning agencies, in general as well as that housing in urban areas is on public land based on an of cities. In South Africa, considered as an inclusive assessment and the land an equalitarian legislation approach towards urban development is done by ensured “right to housing poor by providing for living Local Governments (LGs) for all”, which makes it a in partnership with private constitutional right. However, developers. Earmarking the Government has to ensure of private land is avoided taking enough steps to realize April 2022 Volume 23 No. 1 - SHELTER 17

THEME PAPER this conferred right. It awards form of land expropriation, State level Policy and Action grants for housing for low banking, land sharing as well Plans for cities and to amend income population. as land readjustment, transfer planning legislations to that of development rights, etc. effect. However, it was not Latin America: Latin (ESCAP 1995; Lemaire and taken seriously by cities and American countries are known Kerr 2017). States until it was made a for their approach based on part of reform agenda under the ‘Security of tenure for the INTEGRATING JNNURM. urban poor’. In Brazil, the HOUSING NEEDS Government recognized the OF URBAN POOR IN Housing Policies of the States: need to provide land tenure INDIA: A REVIEW OF Housing policies of States security for long term benefits APPROACHES are supposed to be rolled of integration of the urban out based on the framework poor. Local governments In India, three major strands as well as the directions of work towards it through of approaches are taken Central/ Union government regularisation of slums and towards integrating housing policy after adapting it to the improve the access of poor to needs of urban poor – specific needs and context land and shelter. Policy approach, Standards of the States respectively. approach and Programme However, only two States Asia Pacific: Asia Pacific Planning approach. - Maharashtra and Kerala countries are diverse in - made formal housing their composition and have Policy Approach policies (promulgated) at been using diverse methods the State level. Housing of inclusive planning and National Housing Policy: policies of Rajasthan and housing development. In National Housing Policy Punjab have been finalized Philippines and the Republic of India provides the and are under approval. of South Korea, emphasis directions and framework Orissa State Government also is made on demand driven for development of housing. came out with a State level and market oriented housing It underwent a significant Policy and Karnataka State programmes with the help change over time, particularly Government has prepared of private sector; whereas from the pronunciation a Policy document pending Singapore has a mix of housing of Government’s role as for approval. Elsewhere, provided by (predominant) facilitator than direct provider there is a policy vacuum of public and private developers. for promotion of affordable housing at the State level, In Thailand, Vietnam and housing through fiscal and which is substituted by Cambodia, there has been a tax incentives. The National programmes (which are often shift in government policies Urban Housing and Habitat donor-assisted). However, towards upgradation of Policy (NUHHP) 2007 is the Scenario changed with communities by leveraging perhaps the first to propose the launch of the Jawaharlal donor aid and local resources – ‘earmarking of land/ housing Nehru National Urban both community organisation for urban poor’ as a principle Renewal Mission (JNNURM) & finance tools. Moreover, to be followed by cities in their and the Rajiv Awas Yojana Asia Pacific countries have planning process. NUHHP (RAY) 2000s. made use of innovative 2007 expected the State instruments for ensuring land governments to formulate and shelter to the poor in the 18 HUDCO-HSMI Publication

THEME PAPER Approach of Standards 100-125 DUs per ha for mixed getting majority consent of developments in medium slum dwellers. National Building Code (NBC) towns; and 125-150 DUs per Provisions of Housing for Poor: ha for mixed developments in Planning Policies of Cities: The National Building Code metropolitan cities. Master Plans of Hyderabad (NBC) of 2005 has provided – both Hyderabad Urban for housing for the urban Programme Planning Development Authority poor through specifications Approach (HUDA) and Hyderabad for settlements planning. It Slum Rehabilitation Scheme in Airport Development allowed the development Mumbai: Mumbai is perhaps Authority (HADA) – have of housing as plotted the first Indian city to take the earmarked land for urban development and/or group development of housing for poor through zoning housing on cluster pattern. urban poor seriously through regulations (layout level). The development pattern can the Slum Rehabilitation Likewise, the Master Plan of be on the following lines: Scheme (SRS) for the urban Chennai provided land for poor living in slums. Under For plotted developments, the SRS, Slum Rehabilitation urban poor, especially in dense minimum plot size to be less Authority (SRA) was settlements. Chandigarh city than 60 sq m in metropolitan established as nodal agency has a definite earmarking of cities and less than 100 sq.m. for slum redevelopment in land and a programme for in other cities; partnership with private housing the urban poor on and public sectors. SRA was such land, which makes it one formed as a special planning of the few cities with sound For group housing, at least authority and was given planning and implementation 75% of dwelling units powers to approve the SRSs mechanisms of housing for not to exceed 30 sq.m. in without referring them to the urban poor. Master Plans metropolitan cities and 40 local/ regional government of Pune and Nagpur also sq.m. size in small & medium bodies. It provided a higher earmarked land for housing towns; and Floor Space Index (FSI) of the urban poor (which is also 2.5 (much higher than the For cluster development, the prevailing) for all SRSs and followed now in other towns minimum size of plot can be further incentivized slum of Maharashtra). Recently, as small as 15 sq.m. for 100% redevelopment by allowing Master Plan of Delhi also ground coverage and it can go unutilized /surplus FSI provided for land to be upto 25 sq.m. with FSI 1.2. transferable in the form developed for housing the of TDRs. The developer NBC 2005 also specified has to build housing that poor in dense settlements, accommodates slum dwellers which is worth reviewing as different development at an entitlement of 225 sq presented in the next section. ft per family (this has been densities for slum housing further relaxed to include more space at an expense of (with a maximum of 500 DUs) slum dweller). The success of Master Plan for Delhi 2021: the scheme, however, is mixed MPD 2021 has rightly for various developments. in nature due to complexity addressed housing the urban of process associated with poor in Delhi. It has provided Development Norms and 54% of its housing component for urban poor comprising: Building Service Norms 25% for JJ schemes of in- situ redevelopment; 14% for were also developed by it Group housing schemes; 6% in un-authorised colonies; for low income housing: 65-120 DUs per ha for plotted developments; 75- 100 DUs per ha for mixed developments in small towns; April 2022 Volume 23 No. 1 - SHELTER 19

THEME PAPER and 4% in planned residential Mission (JNNURM) made land/housing for the urban areas on independent ‘earmarking of land in poor and also estimate plots. It aims to achieve housing for urban poor’ as an the number of urban poor above earmarking with optional reform at State level. households. Subsequently, modifications in planning It has been primarily achieved decide on the extent of norms, zoning/land use, through executive orders land and housing required density, FAR and building by State Governments in all based on the entitlement. controls. Development States, except a few. Statutory norms were relaxed so as to provisions for earmarking Reviewing of city master developed land or houses for plan needs to be done later accommodate urban poor. It urban poor through Act have to identify the potential land also provided for: Dwelling been made by the States of Units (DU) of 1-2 rooms with Haryana, Punjab, Gujarat and for development to earmark. Tamil Nadu. Finally, re-conceptualise a plinth area of 25-40 sq.m.; development from horizontal High net residential density Implementation Process of 500-600 DUs per hectare; to vertical using appropriate The following diagram tools. Housing targeting informal (Figure 1) shows the workers; and Relocation implementation process of Amend legislations/ notifications of existing dwellers for in- the JNNURM reform and the to bring in appropriate changes situ redevelopment. MPD steps/stages are explained in in Planning tools: As first step 2021 also emphasizes on the subsequent paragraphs. towards amendment, review multi-pronged strategy the FSI/FAR permissible and involving public, private and Decide on the extent of reservation amend it. Second, prepare community sectors. In case required for urban poor: First, city specific urban housing of new residential areas, it estimate the demand for policy and/or roadmap for has provided earmarking housing the urban poor. of housing for urban poor Third, upgrade current land comprising: Minimum 15% management information of FAR; 35% of dwelling Figure 1: implementation process of the JNNURM reform units; Social infrastructure – health and education; and Community infrastructure – markets, community halls, etc. I. Decide on In case of redevelopment of the extent of old developed areas, the same reservation required for urban poor provisions apply. Informal sector is given attention by evolving planning norms for IV. Increase access II. Amend legislations/ them in various land uses. Of Urban poor to Notifications Land/housing and to change RECASTING THE Monitor it Planning tools EARMARKING OF LAND/ HOUSING III. Engage with State FOR URBAN POOR Departments for THROUGH JNNURM Implementing The Jawaharlal Nehru Earmarking of land National Urban Renewal Figure 1: implementation process of the JNNURM reform 20 HUDCO-HSMI Publication

THEME PAPER systems of cities so as to REQUISITES OF growth areas and zoning obtain the full scale data at EARMARKING OF of land for specific local level. Fourth, review LAND/HOUSING FOR purposes like housing; and revise city master plan to THE URBAN POOR City master planning- make reservations for urban estimation of land and poor. Fifth, determine the The following are some of the housing gap for the proportion of land required requirements of earmarking poor, Zoning of land to be reserved and notify it. programme to become use to include that for Finally, review and revise successful. urban poor, earmarking building bye laws and create incentives for increase in  First, define the types and land and housing in supply of land. plotted development intensity of development & group development; that comes under the ambit of policy/act: and Separate housing Engage with State Government and infrastructure plan- for implementing Land/housing Plotted developments; Development layouts; estimation of housing for poor: The first step is requirements and to revise/amend the State Group housing; Gated developments; support infrastructure Town and Country Planning (forecast). Act. Subsequently, State Apartment development; Area development; Government has to regulate Township development;  Fourth, develop Local government adherence appropriate management to earmarking through and Development and fiscal tools: Schemes. Planning approval/ DCRs Incentives for low income and Building bye-laws in housing developers in respective cities. Township  Second, develop enabling registration fee, income approaches to housing development through urban poor such as: tax, value added tax, Public Private Partnership service tax, etc.; Levy and has to be promoted by Security of land tenure; collection of Shelter cess/ Specifying built space local governments. It is entitlement of the poor; fund; Cross-subsidy in also important to ensure maintenance and user adherence to earmarking Specifying incentive charges; Innovative FSI/FAR; Specifying provision and create Shelter higher gross/net land management tools Fund for financing of such like: land pooling/ housing schemes. density; Specifying readjustment, land relaxed planning norms for Dwelling unit area swaps; incentive FSI/ Ensure and increase access of FAR, Transferable land/housing to urban poor: & Support services; Development Rights, First, facilitate home finance and Specifying relaxed for urban poor so that the development norms for etc.; and Leveraging land housing is built on the land value wherever possible. earmarked for urban poor. Internal area & Building This can be a mix of loans code. with low interest and grants.  Last, develop Monitor and review the land appropriate policy and development and housing for  Third, evolve planning governance framework: the urban program from time and policy framework Regulation of planning to time. for earmarking: Spatial permissions/ approval planning at Regional and development control level- identification of regulations; Policy for the April 2022 Volume 23 No. 1 - SHELTER 21

THEME PAPER upgradation of slums/ submitted to Ministry of HUPA, ESCAP (1995), Municipal Government of India, Association land management in Asia: a housing; Legislative of Metropolitan Development comparative study, Economic Authorities (AMDA), New and Social Commission of amendments to Planning Delhi. Asia and Pacific (ESCAP), The United Nations, New York. Acts; Designation of Lemaire, X and D Kerr (2017), Inclusive Urban Planning: Kundu, A and L R Saraswati an oversight agency Promoting equality and inclusivity (2012), Migration and in urban planning process, UCL exlclusionary urbanization in for housing poor; Energy Institute, University India, Economic and Political College of London, London. Weekly of India, Volume 47, No Information systems 26/27, pp 219-227. Gupta, S C (2009), Urban and monitoring; Public- Poor Friendly Development GoI (2007), National Urban Promotion Rules and Building Housing and Habitat Policy private/community Byelaws, Institute of Town 2007, Ministry of Housing Planners, India Journal 6(3): 79- and Poverty Alleviation, partnership framework; 87. Government of India (GoI), New Delhi. and Participatory NIUA (2009), “Optional Reform: Land for Poor”, GoI (2011), Towards inclusive approaches in local/ JNNURM Primer Final Draft, cities, Ministry of Housing National Institute of Urban and Poverty Alleviation, action plans, Master Affairs (NIUA), New Delhi. Government of India (GoI), New Delhi. plans, Quality control and Monitoring & evaluation. REFERENCES AMDA (2007), Inclusive Urban Planning: Reservation of Land and FSI for housing and amenities to Urban Poor, Report Welcome Independent Directors to HUDCO Board of Directors The hon’ble Minister of Housing & Urban Affairs and Petroleum & Natural Gas, Govt. of India Shri Hardeep Singh Puri welcomed the Independent directors appointed to the Board of Housing and Urban Development Corporation Limited in his office. Hudco family extends a warm welcome to the Independent Directors of HUDCO, Mrs. Sabitha Bojan, Dr. Ravindra Kumar Ray, Dr. Siyaram Singh and Mr. Bansi Lal Gujar. 22 HUDCO-HSMI Publication

THEME PAPER CHALLENGES IN COST EFFECTIVE, ECO -FRIENDLY AND DISASTER RESILIENT DESIGN AND CONSTRUCTION DR. SUNIL KUMAR As the number of buildings high-rise urban structures. CHAUDHARY and associated infrastructures Increasing urbanization increases drastically in order causes the deterioration of “Currently, there is also lack to cope with the increasing the urban environment, as of understanding of the inter- population in cities, tremendous the size of housing plots relationship between urban resources are required for the decreases, thus increasing and building systems. Such construction, and maintenance densities and crowding out understanding is crucial as of these buildings. Design of greeneries (Santamouris studies have shown that the these buildings become very et al., 2001). Cities tend to micro climates, which are very crucial. Over the years, there record higher temperatures much governed by the urban has been tremendous effort put than their non-urbanized systems could have major in to design “cost effective, eco surroundings, a phenomenon impact on the energy, thermal, friendly and disaster resilient known as urban heat island and lighting performance of Buildings”. Building systems (UHI) (Oke, 1982; Jusuf et al., buildings.” such as air conditioning and 2007). Earlier studies show lighting are energy guzzlers, strong relation between urban Keywords: cost-effective, eco-friendly, which can consume more than morphology and increasing disaster resilient, design, construction 60% of the energy consumption air temperature within city Dr Sunil Kumar Chaudhary in a typical building. They centres. Urban structures ([email protected]) is Executive can also impact the indoor absorb solar heat during the Engineer, Road Construction environmental quality. Thus, day and release it during the Department, Vaishali Road Division, energy efficiency of the systems night. Densely built area tends Hazipur, Bihar is crucial. Selection of materials, to trap heat, which is released which can minimize the embodied from urban structures into energy and construction waste the urban environment, is also important. Challenges in increasing urban air cost effective, eco- friendly and temperature compared to disaster resilient design and surrounding rural areas and construction have been discussed causes UHI effect. UHI affects in detail in this article. A case street level thermal comfort, study has also been discussed. health, environment quality, and may increase the urban INTRODUCTION energy demand. Cities are growing toward As the number of buildings megacities with higher density and associated infrastructures urban planning, narrower increases drastically in order urban corridors, and more to cope with the increasing April 2022 Volume 23 No. 1 - SHELTER 23

THEME PAPER population in cities, within design and building Santamouris, 2004; Gulliver tremendous resources are practice. There is a vast body and Briggs, 2011; Yang et required for the construction, of knowledge and research al., 2013). In recent years, and maintenance of these studies about this matter, modelling techniques to buildings. Design of these but to understand fully the map out the urban climate buildings become very crucial microclimate impact on built (temperature, wind, solar as the resources required in environment is still a very radiation, daylighting) have the subsequent operation challenging effort. The whole been developed that help and maintenance is highly ecology system comprises to guide the urban design dependent on the quality many systems, which are (Matzarakis et al., 2010; Wong of such design (Macmillan, too complex to be quantified et al., 2011; Tominaga 2005). Over the years, there has and represented in numbers and Stathopoulos, 2013). been tremendous effort put in and models (Yeang, 1995). Various mitigation measures to design “Green Buildings,” However, this incomplete such as the integration of with the key objective to and inadequate state of greenery with the urban make the buildings more current knowledge about structures (Wong et al., cost effective, eco friendly climate–urban relationship 2003, 2009; Chen and Wong, and disaster resilient by should not be the reason to be 2005), application of cool minimizing the utilization of evasive towards preventive roof materials (Santamouris resources in the construction or corrective actions within et al., 2011; Akbari and and maintenance of buildings. the design process. Planners Damon Matthews, 2012), Building systems such as air and engineers should view improvement of the urban conditioning and lighting are design process with a proper airflow, control of the energy guzzlers, which can understanding on ecological anthropogenic heat (Sailor, consume more than 60% of aspects, where the concerns 2010) in urban centers, etc., the energy consumption in a should be laid not just at have been studied to great typical commercial building. present time, but also for extent. They can also impact the the future. Over the years, indoor environmental quality. researchers have attempted to At the building level, there Thus, energy efficiency develop techniques, models, has been good progress in the of the systems is crucial. simulation platforms, etc. modelling of the performance Selection of materials, which for urban planners and of buildings and the associate can minimize the embodied architects to understand systems such as energy energy and construction the impact of their designs (Crawley et al., 2008), thermal waste is also important. on various environmental (Hensen and Lamberts, 2012), parameters. One key aspect lighting (Thanachareonkit et ADVANCES IN that has shown tremendous al., 2005), acoustic (Beradi, THE DESIGN AND progress is the study of the 2014), indoor air quality CONSTRUCTION urban climate, which deals (Steeman et al., 2009), etc. MAINTENANCE OF THE with issues such as UHI, with greater precision BUILDING urban airflow, air pollution, and certainty. With the urban noise, daylighting, advancement of information The multifaceted relationship outdoor thermal comfort, technology, greater utilization between microclimate and etc. (Kang, 2002; Wong of sensors and control built environment is the key et al., 2003; Compagnon, systems have been observed to promote sustainability 2004; Georgakis and in buildings resulting in 24 HUDCO-HSMI Publication

THEME PAPER better performance and seamlessly integrate such Client Requirements energy efficiency in buildings. modelling approaches with At the material level, the design process. With the In the present case the client nano-technology has been advancement of Building was Bihar State Disaster employed to develop building Information Modelling (BIM) Management Authority, materials that can help to (Bynum et al., 2013; Volk Govt of Bihar. The Client improve the performance of et al., 2014), this will serve requirement was to construct buildings such as improving as an excellent platform two types of disaster resistant the thermal and acoustical for such integration to building –One type having insulation, allowing more occur. It also allows a better plinth area-41.28 sqm and the daylighting through glazing integration of the different other type having plinth area- systems but reducing the simulation models so that a 20.64 sqm with minimum entry of heat. The concept of better understanding of the cost but aesthetic design. Life Cycle Analysis (Dixit et relationship between these Since the site was located in al., 2010; Ramesh et al., 2010) simulation models could be an earthquake prone, flood has also been introduced obtained. Currently, there is prone and cyclone prone belt that monitors the embodied also lack of understanding of of State, expectation was to body of resources utilized the inter-relationship between use such innovative materials throughout the entire urban and building systems. which were cost effective and building life cycle. This has Such understanding is crucial disaster resistant and eco- also resulted in better control as studies have shown that the friendly in nature. Only six of resources utilization during microclimates, which are very months time was given for the design, planning and much governed by the urban construction of the houses. construction of buildings. systems could have major impact on the energy, thermal, Keeping in view the above CURRENT and lighting performance of requirements the building CHALLENGES IN COST buildings. Currently, there are was designed and constructed EFFECTIVE, DISASTER tremendous research works adopting efficient design RESILIENT AND ECO- done at the urban level using and using innovative, cost FRIENDLY DESIGN Geographical Information effective and eco-friendly AND CONSTRUCTION System (GIS). The study material within 06 month. of such inter-relationship Hence it satisfied client Despite the advances in the between urban and building requirements. research and development systems could be facilitated by in the building, there are still a better integration between Brief Description of Project major challenges encountered. GIS and BIM. All the 52 houses were One key challenge is in the constructed in Singhwara integration of such practices CASE STUDY village of Bihar. The type-I in the design process. Most structure consisted of 26 designers still see such tasks Green construction of houses with plinth area of as the responsibilities of the disaster resistant (earthquake 41.28 sqm each and the type- environmental consultants resistant, flood resistant II structure with plinth area of rather than part and parcel of & cyclone resistant), cost 20.64 sqm each for the balance their design tasks. Thus, it is effective and eco-friendly 26 houses. The rectangular essential that more research rural houses plan is divided in two rooms should be conducted to of unequal area. The house has an attached veranda on April 2022 Volume 23 No. 1 - SHELTER 25

THEME PAPER the longer front (Figure 1). split bamboo canes or woven  Houses were plastered This is a traditionally multi- strips. This layer is then with Mud mortar inside purpose work space used by covered with 3 inches of mud and with FaL-G mortar occupants. plaster finished with a layer outside; Structure type-I of cement plaster on the outer The structure is made of face as it is more durable and  High volume fly ash bamboo columns and beams, resistant to the monsoon rains Concrete was used for generally tied together with and simple mud plaster on the PCC in foundation; recycled ropes from zippers inner side. Mud plaster is the (an industrial by-product cheapest and most available  Plinth Area single House: found in plenty in the area). solution. The perforated 41.28 sqm; The bamboo structure is pattern on the upper belt was supporting the roof cladding made to facilitate the air flow  Cost of the Building: Rs made of Banana Fibre – and penetration of sunlight in 35000/-; and reinforced fly ash cement the loft. The bamboo loft also mortar composite sheets. This works as an insulating false  CFL Bulb and renewable material is known to have ceiling for the interiors below. energy sources like Solar an extremely poor thermal PV and Solar Lights were insulation capacity; therefore The salient features of used. it is coupled with an internal structure type-1 include: layer of straw for better Tables 1 to 4 provide various insulation.  These Single-story comparisons of structure The walling system consists houses have foundation type-I with respect to cost for of a frame of bamboo (a mesh of FaL-G Block; construction materials, energy of horizontal and vertical consumption for electrical elements) filled with thatch,  These houses are made appliances, carbon emission of a bamboo structural for construction materials frame and roofing, & electrical appliances, bamboo mat walls; respectively. Figure 1: Cost effective, Eco friendly & Disaster Resilient Houses 26 HUDCO-HSMI Publication

THEME PAPER Table 1-Comparison of cost for construction materials for Structure type-I SNo Item Quantity(No) Unit Rate(INR) Cost(INR) Remark 1. Clay brick 3500 No 7.0 24500 2. Fly ash brick 3500 No 3.5 12250 50% less 3. OPC 20 Bag 240 4800 4. PPC 20 Bag 170 3400 29.0% less Source: Quantity of construction materials has been worked out and rates are taken from current scheduled rates of PWD-2017. Table 2-Comparison of energy consumption for electrical appliances/Month SNo Item Quantity(No) Installation Electricity Total Cost Remark Cost(INR) Cost (INR) (INR) 1. Tube Light 4 5500 6500 12000 2. CFL Light 4 2500 2500 5000 58.30% less Source: Cost of electricity as per Bihar State Electric Board (BSEB) tariff 2017 Table 3-Comparison of carbon emission for construction materials S No Item Quantity Unit KgCO2 /per Total Kg Remark unit CO2 81.36% less 1. Clay brick 3500 No 0.59 32.6% less 2065.00 2. Fly ash brick 3500 No 0.11 385.00 3. OPC 20 Bag 0.89 17.8 4. PPC 20 Bag 0.60 12.0 Table 4-Comparison of carbon emission for electrical appliances SNo Item Quantity(No) Total power Tonne CO2 / Total Remark 4.0 Kwh Kwh CO2 tonne 1. Tube Light 1507 0.0005883 0.89 2. CFL Light 4.0 561 0.0005883 0.33 63.0% less Source: Department of Energy’s Energy Information Administration. Electricity sources emit 1.297 lbs CO2 per kWh (0.0005883 metric tons CO2 per Kwh) Structure type-II shape at all corners and of and maximize the box action The structure is made of Fly Flyash Brick Pillar is inserted of building. The bamboo ash Brick Pillars and beams. in foundation and Beam up structure is supporting the Reinforcement having L to 450 mm ensures proper roof cladding made of Banana tie-up of beam and column Fibre –reinforced fly ash April 2022 Volume 23 No. 1 - SHELTER 27

THEME PAPER cement mortar composite works as an insulating false  Plinth Area single House sheets. This material is known ceiling for the interiors below. : 41.28 sqm; to have an extremely poor The salient features of thermal insulation capacity; structure type-II are:  Cost of the Building: Rs therefore, it is coupled with  These Single story 62000/-; and an internal layer of straw for better insulation. houses have foundation  CFL Bulb and renewable of FaL-G Block; energy sources like Solar The walling system consists  These houses are made PV and Solar Lights were of Fly ash brick with fly ash of bamboo roofing, Fly used. mortar 1:4. This wall is then ash Brick walls; covered with flyash cement  Houses were plastered Tables 5 to 8 provide various plaster on both face as it is with FaL-G mortar; comparisons of structure more durable and resistant  High volume fly ash type-II with respect to cost for to the monsoon rains. The Concrete was used for construction materials, energy perforated pattern on the PCC in foundation and consumption for electrical upper belt was made to pocket in Fly ash Brick appliances, carbon emission facilitate the air flow and Pillar; for construction materials penetration of sunlight in & electrical appliances, the loft. The bamboo loft also respectively. Table 5: Comparison of cost for construction materials for Structure type-II SNo Item Quantity Unit Rate(INR) Cost(INR) Remark (No) 1. Clay brick 10500 No 7.0 73500 2. Fly ash brick 10500 No 3.5 36750 50% less 3. OPC 62 Bag 240 14880 4. PPC 62 Bag 170 10540 29.0% less Source: Quantity of construction materials has been worked out and rates are taken from current scheduled rates of PWD-2017. Table 6: Comparison of energy consumption for electrical appliances/Month SNo Item Quantity Installation Electricity Total Cost Remark 58.33% less (No) Cost(INR) Cost (INR) (INR) 1. Tube Light 4 5500 6500 12000 2. CFL Light 4 2500 2500 5000 Source: Cost of electricity as per Bihar State Electric Board (BSEB) tariff 2017 28 HUDCO-HSMI Publication

THEME PAPER Table 7: Comparison of carbon emission for construction materials S No Item Quantity Unit KgCO2 /per Total Kg Remark 10500 No unit CO2 1. Clay brick 0.59 6195.00 2. Fly ash brick 10500 No 0.11 1155.00 81.36% less 3. OPC 62 Bag 0.89 660.38 4. PPC 62 Bag 0.60 445.2 32.58% less 5. Steel .0089 Tonne 1.987 18.00 6. Recycled steel .0089 Tonne 0.357 4.00 78.0% less Table 8: Comparison of carbon emission for electrical appliances SNo Item Quantity Total Tonne CO2 / Total Remark (No) Power Kwh Kwh CO2 Tonne 63.0% less 1. Tube Light 2. CFL Light 4.0 1507 0.0005883 0.89 0.0005883 4.0 561 0.33 Source: Department of Energy’s Energy Information Administration. Electricity sources emit 1.297 lbs CO2 per kWh (0.0005883 metric tons CO2 per Kwh) Novelty of this Project  Easy to maintain; and the wind and temperature distribution at the urban The novelty of this project  Easy to disconnect, reuse level and such data could be which can be suitably and recycle in its parts. seamlessly utilized by the replicated in the urban areas individual building model as well include the following: FUTURE DIRECTIONS for the detail simulations of the wind or temperature  Made with Simple, Low It is envisaged that in the condition inside the building. cost locally available near future, there would Another key development materials, tools and skills be a development of a would be the integration of material; universal and integrated the sensors with the urban model that could embed the model for master planning  Resistant to natural entire urban and building purpose and for creation of hazards; models. As such, it allows the smart cities. Such data at the seamless integration between urban level would then be  E n v i r o n m e n t a l l y these two scales of models. propagated to the building Sustainable and Energy This will also facilitate the level for better understanding Efficient; development of the boundary of the impact on energy, conditions generated by the building performance, etc.  Socially, aesthetically and urban model that could be At the building level, better culturally appropriate to easily utilized by the building integration of sensor data the context; model for the simulations. For and performance simulations example, simulations could could be achieved and thus  Flexible for future be conducted to understand upgrading and extensions; April 2022 Volume 23 No. 1 - SHELTER 29

THEME PAPER results in better energy parks. Energy Build. 38, pp105– Vib. 258, pp793–813. efficiency and performance 120. of buildings. There should Compagnon, R. (2004). Solar Laski, L., and Schellekens, S. also be more integration and daylight availability in the (2007). “Growing up urban,” of user behaviour with the urban fabric. Energy Build. 36, in The State of World Population performance simulations. pp321–328. 2007 Youth Supplement, eds CONCLUSION Crawley, D., Hand, J., Kummert, A. Marshal and A. Singer Currently, the research in M., and Griffith, B. (2008). (New York: United Nations sustainable design and Contrasting the capabilities of Population Fund (UNFPA)). construction tends to be very building energy performance fragmented. It is essential simulation programs. Build. Macmillan, S. (2005). Designing that a more holistic approach Environ. 43,pp 661–673. Better Buildings, Quality and should be developed to better Dixit, M. K., Fernández-Solís, Value in the Built Environment. understand the relationship J. L., Lavy, S., and Culp, C. New York: Taylor and Francis. between urban, building, H. (2010). Identification of building systems, and parameters for embodied Matzarakis, A., Rutz, F., and material. It is also essential that energy measurement: a Mayer, H. (2010). Modelling such understanding should literature review. Energy radiation fluxes in simple and be propagated throughout Build. 42, pp1238–1247. complex environments: basics the building delivery process Georgakis, C. H., and of the RayMan model. Int. J. from inception to design to Santamouris, M. (2004). On Biometeorol. 54,pp131–139. construction, operation, and the air flow in urban canyons maintenance of the built for ventilation purposes. Int. J. Oke, T. R. (1982). The energetic environment. Vent. 3, 6. basis of the urban heat island. Q. Gulliver, J., and Briggs, D. J. R. Meteorol. Soc. 108, pp1–24. REFERENCES (2011). STEMS-air: a simple GIS-based air pollution Ramesh, T., Prakash, R., and Akbari, H., and Damon dispersion model for city-wide Shukla, K. K. (2010). Life cycle Matthews, H. (2012). Global exposure assessment. Sci. Total energy analysis of buildings: cooling updates: reflective Environ. 409,pp 2419–2429. an overview. Energy Build. 42, roofs and pavements. Energy Hensen, J., and Lamberts, R. pp1592–1600. Build. 55, pp 2–6. (2012). Building Performance Beradi, U. (2014). Simulation Simulation for Design and Sailor, D. (2010). A review of acoustical parameters in Operation. New York: Spon of methods for estimating rectangular churches. J. Build. Press. anthropogenic heat and Perform. Simul. 7, pp1–16. Jusuf, S. K., Wong, N. H., moisture emissions in the Bynum, P., Issa, R., and Olbina, Hagen, E., Anggoro, R., and urban environment. Int. J. S. (2013). Building information Yan, H. (2007). The influence Climatol. 31, pp189–199. modeling in support of of land use on the urban heat sustainable design and island in Singapore. Habitat Santamouris, M., construction. J. Constr. Eng. Int. 31,pp 232–242. Asimakopoulos, D. N., Manag. 139, pp24–34. Kang, J. (2002). Numerical Assimakopoulos, V. D., Chen, Y., and Wong, N. H. modelling of the sound fields Chrisomallidou, N., Klitsikas, (2005). Thermal benefits of city in urban streets with diffusely N., Mangold, N., et al. reflecting boundaries. J. Sound (2001). Energy and Climate in the Urban Built Environment, Chap. 1. ed. M. Santamouris (London: James & James), 54. Santamouris, M., Synnefa, A., and Karlessi, T. (2011). Using advanced cool materials in the urban built environment 30 HUDCO-HSMI Publication

THEME PAPER to mitigate heat islands and near-field pollutant dispersion Environ. 38, pp261–270. improve thermal comfort in the urban environment: a conditions. Sol. Energy 85, review of current modeling 27.Wong, N. H., Jusuf, S. pp3085–3102. techniques. Atmos. Environ. 79, K., Samsudin, R., Eliza, A., pp716–730. and Ignatius, M. (2011). “A Steeman, H. J., Janssens, A., climatic responsive urban Carmeliet, J., and De Paepe, M. Volk, R., Stengel, J., and planning model for high (2009). Modelling indoor air and Schultmann, F. (2014). density city: Singapore’s hygrothermal wall interaction Building information commercial district,” in The in building simulation: modeling (BIM) for existing 5th International Conference comparison between CFD and a buildings – literature review of the International Forum on well-mixed zonal model. Build. and future needs. Autom. Urbanism (IFoU) (Singapore: Environ. 44, pp572–583. Constr. 38,pp109–127. National University of Singapore). Thanachareonkit, A., Wong, N. H., and Chen, Y. Scartezzini, J., and Andersen, (2003). Study of green areas and 28.Wong, N. H., TAN, Y. K. M. (2005). Comparing urban heat island in a tropical A., Chen, Y., Sekar, K., Tan, daylighting performances city. Habitat Int. 29, pp547–558. P. Y., Chan, D., et al. (2009). assessment of buildings in scale Thermal evaluation of vertical models and test modules. Sol. Wong, N. H., Chen, Y., Ong, greenery systems for building Energy 79, pp168–182. C. L., and Sia, A. (2003). walls. Build. Environ. 45, Investigation of thermal pp663–672. Tominaga, Y., and Stathopoulos, benefits of rooftop garden in T. (2013). CFD simulation of the tropical environment. Buil. HUDCO Celebrated International Women’s Day HUDCO celebrated overall growth of HUDCO. they can learn techniques Further, a workshop on to manage different forms International Women’s ‘Balance your Emotions- of stress like physical, Manage Stress and Have mental (emotional) and Day on 8th March, 2022 Control or your Own life’ behavioural, in their day- was also organised for to-day life. with an interaction of the women employees, so that Management with women employees of HUDCO. Sri M Nagaraj, Director (Corporate Planning), Sri D Guhan, Director (Finance) and Shri Ajay Mishra, Chief Vigilance Officer addressed the women employees and expressed their views on the immense contribution of women employees towards April 2022 Volume 23 No. 1 - SHELTER 31

THEME PAPER UNION BUDGET 2022-23 PUSH FOR INCLUSIVE HOUSING AND INFRASTRUCTURE DEVELOPMENT DR. AKSHAYA KUMAR Affordable housing and inclusive and investment, sunrise SEN urban development have been the opportunities, energy two key priority areas of action transition and climate “The measures announced of the Government of India since action; and (iv) financing in the Union Budget 2022- independence, which got more of investments. The key 23 for inclusive housing, traction in the recent years. This takeaways of the Union infrastructure and urban paper provides a snapshot of the Budget 2022-23 for inclusive development domain are key measures announced in the housing and infrastructure expected to accelerate the Union Budget 2022-23 with development are as follows: pace of economic growth respect to housing, infrastructure in the pandemic-ravaged and urban development and HOUSING year as well as create job their implications for inclusive opportunities to the millions.” housing, infrastructure and The Union Budget 2022-23 urban development. focuses of making people Key words: Union Budget, Inclusive socially, economically and Housing, Infrastructure, urban INTRODUCTION financially inclusive. This Development. The Union Budget 2022-23 inclusivity is designed to be Dr. Akshaya Kumar Sen (aksen@ seeks to lay foundation & achieved through provision hudco.org) is Joint General give blueprint of economy of affordable housing for all Manager(Economics) & Fellow, over ‘Amrit Kal’ of next 25 socio-economic groups with HUDCO’s HSMI, New Delhi years - from India @ 75 to appropriate mechanisms India @ 100. Emphasizing for financial inclusion the need for boosting capital and developing housing expenditure (both public and complexes where at least some private investment) to spur of its units are affordable by and sustain high economic a range of economic groups. growth through sustained Under Pradhan Matri Awas investment in housing Yojana (PMAY)-Urban, an and infrastructure sector affordable housing project including health services, is one, where at least 35% of the Union Budget 2022-23 the total housing units are focuses on four priorities for for economically weaker accelerating the growth as sections (EWS) category, well as creating jobs: (i) PM having carpet area of 30sqm. Gati Shakti Master Plan; (ii) Towards, promotion of Inclusive Development; (iii) inclusive housing, the Union Productivity enhancement Budget 2022-23 has made the following key provisions: 32 HUDCO-HSMI Publication

THEME PAPER • Increased allocation for Registration Software’ will Union Budget 2022-23 are as housing under PMAY: The be promoted as an option for follows: Pradhan Matri Awas Yojana uniform registration process (PMAY) focuses on inclusive and “anywhere registration • The scope of PM Gati housing, which is not of deeds & documents. The shakti Master Plan will exclusive to any particular Government’s push for encompass the seven engines social or economic group, digitalization of land records of economic transformation especially the urban poor and is expected to infuse the much through planning, innovative homeless. Towards this, this needed transparency in the financing and use of year’s Union Budget proposes land record management technology for speedier to identify 80 lakh households which would also help in implementation. New rail for the affordable household addressing some of the products in the form of ‘One scheme under the PMAY- deep-rooted problems in the Station – One Product’, 400 HfA both in rural and urban housing sector. next-gen Vande Bharat trains areas for which Rs.48,000 and 100 PM Gati Shakti cargo crore has been allocated. This • Construction related terminals over the next three will give a big boost to the approvals: The central years provides integration development of affordable of NIP with Gati Shakti and and inclusive housing market government will work with is likely to prove crucial in in India. The allocation would employment generation as also help in leveraging more the state governments to the transport network is rich resource from the private in terms of backward and sector including through PPP reduce the time required for all forward linkages with the rest mode, which will further help of the economy. in affordable housing push in land and construction related India. approvals for promoting • Digitisation of land records: Recognizing the affordable housing for the fact that efficient use of land resources is a strong middle income, low income imperative for inclusive development, the Union and the economically weaker • Other key targets under Budget 2022-23 encourages PM Gati Sakti Master Plan states to adopt Unique sections in the urban areas. include: Contract for Four Land Parcel Identification Number to facilitate IT-based INFRASTRUCTURE multi-modal national parks; management of records. The facility for transliteration Economic Growth through Rs.20,000 crore investment to of land records across Infrastructure Investment any of the Schedule VIII has been a key priority of be made in road sector; 25,000 languages is also planned to the Government of India. be rolled out. The linkage of The Union Budget 2022-23 km of national highway National Generic Document focuses on public investment Registration System (NGDRS) to modernize infrastructure development in FY22-23. with the ‘One-Nation One- over the medium term, leveraging tech platform • Increased allocation for of ‘Gati Shakti’ via a multi- Jal Jeevan Mission to fulfill modal approach for inclusive the mandate of ’Har Ghar infrastructure development. Jal, Nal se Jal’ Mission, where Achieving inclusivity ensures Rs. 60,000 crore allocated for that development benefits are providing access to tap water equally distributed and shared to 3.8 crore households. by all people, communities. The key announcements on • Open platform for infrastructure front in the Healthcare Infrastructure services to be rolled out soon: An open platform for the National Digital Health April 2022 Volume 23 No. 1 - SHELTER 33

THEME PAPER Ecosystem will be rolled out Urban Development: As nearly 23 for inclusive housing, which will consist of digital infrastructure and urban registries of health providers half of our population is likely development domain are and health facilities, unique expected to accelerate the health identity and universal to be living in urban areas by pace of economic growth access to health facilities. in the pandemic-ravaged the time India reaches 100 year as well as create job opportunities to the millions. years of Independence, there is Employment for all is also another aspect of inclusive a need to reimagine our cities development. The huge investments earmarked in • Financing of Investment: into centres of sustainable the Union Budget 2022-23 for housing and infrastructure Many innovative financing living with opportunities for projects are expected to create huge income and mechanisms are proposed all. For orderly development employment opportunities through the sector’s strong for raising resources of urban areas, a High Level income and employment multipliers and inter-linkages including Sovereign Committee would be set up with other industries. Further, the emphasis on urban Green Bonds for financing with urban planners, urban development is very timely considering the fact that urban green infrastructure; NIIF; economists and institutions centres contribute more than 65% of GDP of the country. Blended financing (govt. to make recommendations Further, focus on facilitating tier-two and tier-three cities share limited to 20%) for on urban sector policies, to take on the mantle in the future, in addition to sunrise opportunities such capacity building, planning, nurturing the megacities would enhance productivity, as climate action, agri- implementation and and agglomeration economies in the urban areas which will tech, etc; Venture Capital governance steer a paradigm create more income and job opportunities for sustainable Fund through regulatory change for sustainable urban living conditions for all. framework; Private development. REFERENCES Equity; etc. in addition to • The States would be Govt. of India (2022), Union supported for Urban Capacity Budget 2022-23: Speech of Ms.. public investment in order Building activities with focus Nirmala Sitharaman. Minister on Modernization of building of Finance, GoI, February 1, to crowd in the private bye-laws, Transit Oriented 2022, accessed from https:// Development (ToD), Town www.indiabudget.gov.in investment. The outlay for Planning Schemes, Public transport including Mass public capital expenditure Transit scheme, e-vehicles, and AMRUT Schemes. (capex) sharply increased by 35.4% over the last year, i.e. from Rs 4.54 lakh crore to Rs 7.50 lakh crore in 2022- 23. The effective capital expenditure of the Central • Five existing Academic Institutions in different government is estimated at regions will be designated as ‘Centres of Excellence’ Rs. 10.68 lakh crore in 2022- to develop India-specific knowledge in urban planning 23, about 4.1% of GDP. and design and to deliver certified training in these This will be a continuous areas. These Centres will be given an endowment fund of enabler for leveraging Rs 250 crore each. public investment to raise private investment which is critical for filling in huge investment requirement for various infrastructure projects. CONCLUSION URBAN DEVELOPMENT The measures announced • High Level Committee on in the Union Budget 2022- 34 HUDCO-HSMI Publication

POLICY REVIEW PMAY- AN OPPORTUNITY TO BUILD BACK BETTER THROUGH GREEN, AFFORDABLE AND CLIMATE RESILIENT HOUSING IN INDIA DR. SASWATA One of the significant challenges and this is also our opportunity BANDYOPADHYAY that has emerged with to Build Back Better and meet urbanization globally and in the targets of SDG 11 and 13. “To reach to the “bottom of India, specifically, is to provide affordable housing in rapidly INDIA’S the housing pyramid”, India growing cities. According to URBANIZATION AND various estimates, the demand CLIMATE CHANGE requires transformative for residential floor space will potentially grow from 15.3 India is on the forefront of changes from its present billion sq.mt. in 2017-18 to 22- rapid urban transformations. 23 billion sq.mt. by 2030. This In 2011, according to census “top down” to “bottoms is significant, as a substantial of India, around 11% of segment of this new floor space global urban population up” approach towards (45%) is expected to cater to lived in towns and cities in ‘affordable housing’ segment and India. By 2036, the number green, affordable, and much of this demand would be in of people living in urban the self-built or Do It Yourself areas are expected to double resilient housing in India. segments. India’s national from 300 million to about target for GHG Reductions by 600, according to a report by The Pradhan Mantri Awas 2030 and Net Zero by 2070 are NITI Aayog. The demand majorly dependent on Indian for affordable housing and Yojana, thus, could be an cities, especially on the built urban services are also environment, where the role of likely to rise in many folds. important platform to bring beneficiary led affordable housing According to the Ministry of would continue to be a significant Housing and Urban Affairs about these transformative segment in the future. This paper (MoHUA), Government of argues that the transformative India estimates, the housing changes.” shift is required from present shortage was estimated to “top down’ approach. India needs be around 18.78 million in Key Words: Affordable Housing, to develop “bottoms up” systems 2012. According to various Climate Vulnerability, Green and processes to mainstream the estimates, the demand for Technology, Resilience, Sustainable aspects of green, affordable and residential floor space will Development Goals resilient housing. Instead of our potentially grow from 15.3 Dr. Saswata Bandyopadhyay reliance on the green building billion sq.mt. in 2017-18 to 22- ([email protected]) is Professor, metrics and models from the west, 23 billion sq.mt. by 2030. This Faculty of Planning, CEPT University, community driven systems and is significant, as a substantial Ahmedabad, Gujarat, India. processes are the need of the hour segment of this new floor space (45%) is expected to April 2022 Volume 23 No. 1 - SHELTER 35

POLICY REVIEW cater to ‘affordable housing’ However, the present policies Lakhs have been sanctioned segment and much of this and practice towards building and 55.45 lakhs house are demand would be in the green, resilient, and affordable completed till February 2022. self-built or Do It Yourself housing in India is mostly segments. non-existent, except for a To leverage the new With US $2.85 trillion GDP, few sporadic solar rooftop technologies and materials, India is one of the largest and housing projects. The present the MoHUA has also fastest growing economies frameworks of green building launched a Global Housing in the world. It is witnessing assessments and certifications Technology Challenge massive public investment, are generally focussed on (GHTC) in 2019, focusing on robust private consumption, high end segments and potential demonstrable and and structural reforms leading their overall outreach is future technologies. Under to rapid growth. Construction limited to approximately the Accelerator Affordable in India is emerging as the about 5% of building stocks. Sustainable Housing third largest sector and These assessment tools are Accelerators- India (ASHA- expected to be accelerated by also agnostic towards the India) initiative, the Ministry the demand from the housing affordable housing segments has extended its support to sector, largely. Globally, presently. potential future technologies the construction Industry that are not yet market ready contributes around 38 per cent WHY GREEN, (pre-prototype applicants) or of global greenhouse gasses AFFORDABLE AND to the technologies that are (GHGs), thereby, how India RESILIENT HOUSING? market ready (post prototype would deliver its massive applicants) respectively. demand for affordable Launched in 2015, the Pradhan However, despite the massive housing in green and Mantri Awas Yojana (PMAY) outreach under the PMAY-U, sustainable matter, would be -Urban is a flagship mission the green, sustainable and the key for its commitments of Government of India. The resilience aspects of the towards the GHG reduction mission addresses the issue affordable housing in terms by 2030. of urban housing shortage of their GHG emissions, At the same time, Indian cities among the various income thermal comforts and nature- have higher vulnerability to categories including the slum based solutions have not been climate change due to the dwellers. PMAY-Urban is explored so far. higher share of urban poverty also believed to be one of the and backlog of unmet basis largest mass housing schemes The integration of the aspects services. Various future in the world, that made a of green and climate resilience climate change scenarios transformative shift from its aspects with affordable such as RCP 4.5 and RCP earlier focus on ‘slums’ to housing have multiple co- 8.5 indicate that the major “housing for all”. The main benefits, such as water Indian cities are expected to components of PMAY-U are: conservation, reduction in have increased exposure to i. In-situ slum redevelopment CO2 emissions and enhancing multi hazard and compound (ISSR); ii. Credit Linked safety against various climatic risks due to the climatic Subsidy Scheme (CLSS); shocks and stresses. Thus, the variabilities and change, iii. Affordable Housing affordable housing segment under the moderate climate Partnership (AHP); and iv. in India, has two important scenario during 2020-2039. Beneficiary led construction roles to play: i. reduction in (BLC). According to the PMAY GHGs and enhancing actions -U website, about 115.09 towards Net Zero; and ii. at the 36 HUDCO-HSMI Publication

POLICY REVIEW same time, to keep inhabitants need of government support national ministries, namely, safe during the disasters. and targeted programmes to Ministry of Environment, Hence, both “greening’ and enable thermal comforts for Ministry of Power and ‘climate proofing’ of the EWS and LIGs. One of the Ministry of Housing and future affordable housing are important interventions for Urban affairs and their sub- the integral part of the India’s enhancing thermal comforts ordinate offices, making road map towards SDG 11 is, cool roofs. According to its implementation quite and SDG13. various studies, cool roofs complex. In response to the can keep indoor temperatures emerging need of “cooling” INDIA COOLING lower and can help decrease in Indian cities, the Ministry ACTION PLAN (ICAP), the dependence on air of Housing and Urban affairs 2019 conditioners and also reflects (MoHUA) have made an sunlight and absorb less heat. addendum to the Urban and Considering the India’s Depending on the setting, Regional Development Plan climate change outlook cool roofs can help keep Formulation Guidelines 2014, and rapidly spiralling heat indoor temperatures lower focussing on cool roofing for stress, the Central Ministry by 2 to 5°C (3.6 to 9°F) as low-income housing. of Environment, Forests and compared to traditional roofs. Climate Change (MoEFCC) At least four cities in India, In another initiative, the Indian has launched ICAP in 2019. namely, Delhi, Ahmedabad, Ministry of Power launched The need for cooling is Surat and Hyderabad, have the Eco Niwas (www. increasingly being considered initiated through community econiwas.com) in December as key to the health, partnerships. Initial results 2017, to raise awareness and wellbeing, and productivity. from these pilot initiatives make people interested in The India Cooling Action are encouraging and require energy efficiency measures seeks to: (i) reduce cooling robust policy support to in buildings. The site also demand across sectors by 20% upscale them significantly. offered toolkits to analyze to 25% by 2037-38; (ii) reduce building energy performance refrigerant demand by 25% to GREEN, AFFORDABLE through various basic and 30% by 2037-38; (iii) Reduce AND RESILIENT advanced assessment tools. cooling energy requirements HOUSING – by 25% to 40% by 2037-38; (iv) At the state level, some states recognize “cooling and related Fragmented Policy like Delhi, Gujarat, Haryana, areas” as a thrust area of Landscape and Assessment Punjab, Maharashtra, Tamil research under national S&T Frameworks nadu, among others, have Programme; and (v) training incorporated the green and certification of 100,000 The overall policy landscape building elements such as servicing sector technicians and implementation Water harvesting, green cover, by 2022-23, synergizing with mechanism towards green, solar and waste management Skill India Mission. These affordable, and resilient aspects in their Combined actions will have significant housing in India are highly or Unified Building climate benefits. fragmented. For the ICAP Development Control 2019, more than 15 national and Building regulations. The urban poor have higher and state level departments Similarly, a few other states exposure to and vulnerability and entities are identified have also mandated Energy to heat stresses. ICAP, 2019 has as the “key stakeholders”. Conservation Building Code specifically highlighted the Involvement of at least 3 (ECBC) compliance. April 2022 Volume 23 No. 1 - SHELTER 37

POLICY REVIEW However, these policy and create a major barrier. (2014). Urbanisation in India: regulatory instruments are largely focused on large To reach to the “bottom of Challenges, opportunities or high end residential, commercial, and institutional the housing pyramid”, India and the way forward. SAGE assets and have limited outreach towards the housing requires transformative Publications India. for urban poor, who are at the receiving end of climatic changes from its present Khosla, R., & Bhardwaj, A. shocks and stresses. The (2019). Urbanization in the time prevailing green building “top down” to “bottoms up” of climate change: Examining assessment and certification the response of Indian cities. processes are also agnostic approach towards green, Wiley Interdisciplinary Reviews: to the requirements of green Climate Change, 10(1), e560. and affordable housing in affordable, and resilient India. The affordable housing segment requires a paradigm housing in India. The shift in the present approach of green building certification Pradhan Mantri Awas Yojana, as well as in our approach of sophisticated building energy thus, could be an important Francis, A., Kurian, J., & Thomas, modeling. A. (2019). Sustainable and platform to bring about these Affordable Housing in India: Challenges and Prospects. transformative changes. As PMAY is intending to deliver over 20 million housing units Malik, J., & Bardhan, R. (2021). Thermal comfort perception in over the next few years, the naturally ventilated affordable housing of India. Advances in mission offers tremendous Building Energy Research, 1-29. opportunity to develop a complete value chain of Green, Affordable and Patel, R. G., & Padhya, H. J. (2021). Challenges and Prospects Resilient Housing in India of Sustainable & Affordable Housing. International Journal through design, sustainable of Research in Engineering and Science (IJRES), 9(1), 51-56. PMAY – AN construction practices, OPPORTUNITY TO BUILD BACK BETTER regulations and enhancing THROUGH GREEN AFFORDABLE AND actions towards climate RESILIENT HOUSING IN INDIA resilience. Instead of our reliance on the green building Khosla, Radhika (2019). Urban India and Climate Change. metrics and models from the west, community driven Urban Housing: Pace and Performance of PMAY-U sets systems and processes are the the stage for the achieving the goal of $5 trillion Considering India’s recent need of the hour and this also Economy. Access: https:// counterview.org/2022/03/12/ commitment of “Net Zero by our opportunity to Build Back urban-housing-pace-and- performance-of-pmay-u-sets- 2070” and GHG reductions Better and meeting the targets the-stage-for-the-achieving-the- goal-of-5-trillion-economy/ by 2030, the PMAY verticals, of SDG 11 and 13. specifically the Beneficiary Led Construction and DIY REFERENCE type housing constructions are Mukhopadhyay, P., & Revi, A. (2012). Climate change expected to have significant and urbanization in India. In Handbook of Climate Change role to play. However, the and India (pp. 327-340). Can India’s Low-Cost Housing Routledge. Schemes Rise to the Climate fragmented policy and Challenge? (Aug. 2021). Access: Ahluwalia, I. J., Kanbur, h t t p s : / / c a r b o n c o p y. i n f o / regulatory landscapes, R., & Mohanty, P. K. (Eds.). can-indias-low-cost-housing- schemes-rise-to-the-climate- institutional overlaps, and challenge/ absence of appropriate assessment tools for low- income housing, together 38 HUDCO-HSMI Publication

POLICY REVIEW IMPORTANCE OF INCLUDING REVENUE ADMINISTRATION IN IMPLEMENTING INCLUSIVE HOUSING PROGRAMMES MS. APARNA DAS Prime Minister’s Awas Yojna State for regularising the land MS. ANINDITA (PMAY) - Urban (U) - a titles of the urban poor. These MUKHERJEE Centrally sponsored Mission innovations facilitated the urban mode program launched in poor in the state of Odisha to “The Land Rights to Slum the year 2015 - embarked access subsidy under BLC. Dwellers Act (LR Act) was on the ambitious journey of enacted in 2017 to recognise the provisioning Housing for All INTRODUCTION contribution of the urban poor, by 2022. Seven years into the especially its slum dwellers in implementation, it emerges that The close link between tenure the city constituting about 25 almost 70 percent uptake of security and poverty reduction percent of the urban dwellers, PMAY is for the Beneficiary-Led has been well recognised by empowering them with Construction (BLC). This was by institutions such as UN- land rights and access to basic not the case in the initial days. Habitat among others. civic and social infrastructure. Not having the ‘Right’ papers Globally, over the years, The Act, implemented through restricted uptake of the BLC public institutions have made the Odisha Livable Habitat implementation. Most states efforts to regularise slums and Mission (OLHM) also known in the beginning insisted on informal settlements through as the JAGA Mission, aimed Records of Rights (RoR) as the de jure intervention and land at giving land rights to the adequate evidence of ownership. titling emerged as the popular slum dwellers on ‘as is’ ‘where The poor especially in small and measure. Such measures have is’ basis. ” medium towns, most often will been supported by various bi- not have RoRs. The urban poor and multi-lateral institutions Key Words: Urban Land Tenure, Urban mostly use their plots for self- focusing on enhanced tenure Land Title, Urban Planning Frameworks, use; so not enough incentive security and reducing poverty. Access to Institutional Credits, Urban for them to get the RoRs which Conferring security of tenure Poor, Revenue Department, Tenure is administratively complex, through legal measures Insecurity, Land Rights expensive and time intensive. has emerged as a critical Many states addressed these constituent that enables Ms. Aparna Das (corresponding author, barriers through process access to decent shelter and [email protected]) is Senior Advisor, innovations and facilitated basic civic amenities. Deutsche Gesellschaft für Internationale the urban poor to gain access Zusammenarbeit (GIZ), India, and Ms. to subsidy under BLC. This The United Nations estimates Anindita Mukherjee is Associate Fellow, paper highlights the specific that much of the population Centre for Policy Research, New Delhi processes involved in Odisha increase in India between for obtaining the ‘Right’ papers 2015 and 2030 will take and innovations adopted by the place in urban areas, during April 2022 Volume 23 No. 1 - SHELTER 39

POLICY REVIEW which it is estimated to add new entrants to the cities, and land relations in smaller 165 million people to its and medium towns are urban base. Higher economic start off by residing in poorly distinctly different than that growth and a multitude of in the larger cities, it calls economic opportunities in serviced informal settlements for different approaches to cities is catalysing annual address the housing demand- work-related migration of having ambiguous or no supply gaps, especially about 5-9 million people among the urban poor. Given (Ministry of Finance, security of tenure. In addition larger cities dominate the 2017-18), indicating much research paradigm, often higher labour mobility than to other vulnerabilities, they the public policies are more previously estimated. India’s responsive to these. urban expansion over the face continuous eviction and past two decades has already placed an enormous strain on demolition threats, which land, housing supply, basic services and infrastructure puts them in an unending (Das & Mukherjee, 2018). The situation is further aggravated vicious cycle of poverty by a low land-to-population ratio which has declined (Kotal, 2021). Such scenarios fourfold in comparison to 1960 making it the most land- are more common in case of scarce countries in the world (Kapur, Somanathan, & larger metropolises. In 7800 The government of India Subramanian, 2014). launched Pradhan Mantri non-million smaller and Awas Yojana (PMAY) for the The Indian economy is also Urban (U) areas in 2015 to undergoing a continuous medium towns, accounted address the housing deficit structural transformation among the urban poor. The characterized by increased for 66 percent of urban scheme has two verticals each mobility and migration. As to support the demand and per Government of India population (Census 2011), supply sides of housing: statistics, the unorganised sector contributes almost however, this scenario may 50 percent of the total GDP (Maitra, 2020). Nearly 80 not be true. In these smaller percent of the people are employed informally i.e., cities and towns, the poor they are not covered under any institutional labour laws often own a plot of land but not (Niti Ayog, 2018). A large section of the informally necessarily possess the ‘Right’ employed workers, often the evidence to make their lawful 1) In-situ slum claim on their land. They redevelopment using may have inherited the land land as a resource; parcel and continued doing 2) Credit linked subsidy scheme (CLSS); land sub-divisions informally or are occupying public land for generations. The lawful 3) Affordable housing in partnership; and claim on any piece of land is facilitated by the Revenue 4) Beneficiary-led individ- ual house construction/ Administration through enhancement (BLC). promulgation of Records of Rights (RoR) in the name of the occupier. The urban poor, PMAY is a departure from its pre-dated housing policies– however, tends to evade this the scheme encouraged both the private developers complex processes, making as well as encouraged individual households to the available land database self-construct their houses subject to fulfilling certain redundant, and subjects prerequisites. Seven years land related transactions to litigations. Acknowledging the fact that India’s urbanisation pattern 40 HUDCO-HSMI Publication

POLICY REVIEW into the implementation, it the Revenue Administration urban poor households in emerged that informality, two select cities of Odisha, limited buoyancy in the real and the Urban Local Bodies as well as in-depth meetings estate market, and unsold and interviews with key housing stocks deterred (ULBs). Taking Odisha as stakeholders at the city and large-scale participation of state levels. It also draws upon private developers. Instead, a case, this paper presents the documents published by BLC emerged as the most GIZ India titled Unravelling successful vertical, breaking detailed documentation the Interface between Land the myth that urban poor do Administration Systems and not own land in cities. of the processes required Spatial Planning Processes: The Case of Odisha, India and to obtain RoR and its Demystifying Urban Land Tenure Issues, The Curious feasibility as the ‘must have’ Case of Small Cities in India, A Case Study from Odisha. documentary evidence for A REVIEW OF LAND accessing housing subsidies. MANAGEMENT SYSTEMS IN ODISHA To localise the understanding India follows a dual land One of the critical inputs two cities of Berhampur record keeping system (deed registration system and the to access the support for and Puri were selected in land revenue system of RoR). The co-existence of this dual housing development Odisha. This paper aims to system makes maintenance of clear and/or updated under BLC guidelines is the document the learnings from land records cost intensive, inefficient to operate and ‘adequate documentation’ or Odisha for informing national complicated to maintain. The presumptive titling system the ‘Right’ papers as evidence and state-level schemes to without a robust updated spatial database subjects for the land ownership. The facilitate addressing housing land related transactions to litigations thereby hindering majority of the States initially demand among the urban the potential for raising resources. The situation is interpreted them as Record poor segment, especially the particularly complex among urban poor dwellers. of Right (RoR) that excluded economically weaker sections. The land records in Odisha many otherwise eligible APPROACH AND have a measure of complexity that is not present in any beneficiaries. The success of METHODOLOGY other similar-sized state. BLC in smaller and medium The paper adopts a mixed- method approach to towns reinforces the fact that understand the various typologies of land title and poor in these cities do own land ownership documents available to the slum dwellers land albeit lack the adequate of Odisha, the processes that is required for accessing RoR in documentation to make their the state, and the innovations undertaken by the state to claim. Many states addressed facilitate large scale uptake of the available BLC subsidy. these barriers and simplified The study involved field research conducted in 2017-18, the processes to get the including continued dialogue with urban slum households, ‘Right’ papers. To date, out of collecting and collating relevant land documents 11 million houses approved from slum and non-slum under the mission, over 70% are approved under the BLC category (PMAY Data). Against this backdrop, it emerges that the provision of housing, especially in smaller and medium towns, can be resolved by forging an effective partnership between April 2022 Volume 23 No. 1 - SHELTER 41

POLICY REVIEW This arises from the fact that The origins of the land Each division is responsible history has resulted in the management regime in land administration and Odisha can be traced for the administration of associated records in Odisha back to the Bengal Land being rooted in a number of Revenue Regulation of 1793 ten districts. The collector is different systems. instituted by the British East India Company. In the Chief Officer-in-charge the post-independence decades, however, the of revenue administration institutional structure of land administration in the state at the district level, besides has evolved. The Revenue  Certain portions of and Disaster Management being head of the criminal central Odisha came Department (R&DMD) of under the Bengal Government of Odisha (GoO) administration in the district. Presidency in British controls the entire gamut India and followed the of revenue administration. There are 30 districts and 58 Zamindari system as There are three Revenue part of the Permanent Divisional Commissioners sub-divisions in the State. Settlement; for Northern, Southern, and Central Divisions with Sub-Divisions are headed headquarters at Sambalpur, Berhampur, and Cuttack, by Sub-Collectors and Sub- respectively (Figure 1). Divisional Magistrates. Each Sub-Division has  The south-western been divided into Tahasils corner was part of headed by Tahasildars and Madras presidency and there are 317 Tahasils in followed the Ryotwari the State. For the purpose system; and of revenue administration  Most of the interior areas at the grassroot level, each were part of Princely States that had their own Tahasil has been divided into variants. Revenue Circles headed by Revenue Inspectors (Figure 2). Figure 1: Location of Regional Divisional Commissioners in Odisha The four key functions of the Revenue Department are: (i) Acting as custodian of government land; (ii) Creation and maintenance of land records/cadastre; (iii) Management of land tenure; and (iv) Registration of land and property transactions (having direct implications on the implementation of housing programmes in the State). Land records are maintained in two parts: (i) A series of maps showing the geometric and location attributes of the land parcels; and (ii)A 42 HUDCO-HSMI Publication

POLICY REVIEW Figure 2: Overview of Land Revenue Administration in Odisha surveyed in the 2nd half of the 19th century. The zamindars Record of Rights (RoR) for survey and settlement for in this belt did not prepare each individual property constituting land records (both RoRs. In Ryotwari areas, the that describes the ownership textual record and cadastral village accountants prepared attributes of the land parcels. maps). The three districts the RoRs, but these were not The attributes recorded in an (now 10) of the Central updated. After enactment RoR include: Name of each Revenue Division were under of the new Act in 1958, most tenant/occupant; Class to the Bengal Presidency (Das & villages of this area were also which each tenant belongs; Sanan, 2021). These were first resurveyed. These settlements Situation and extent of the surveyed in the period 1836- have now continued for over land; Type/use of land; Rent 43 under the supervision of 50 years. Apart from the and charges payable by each District Collectors. During original and revisional survey proprietor/landlord, and 1890-1900, more elaborate and settlement, 8,294 villages tenant/ occupant; Special surveys were carried out have been covered under conditions or incidents, if any, in these districts, cadastral the Consolidation Act and of the tenancy (restrictions in maps were made, and RoR around 5,000 villages have right); and Any right of way copies given to the public. been resurveyed under this or other easement attached to A revisional survey was Act after being covered under the land. The land records are conducted in these districts in the Survey Act of 1958. maintained at the sub-district 1925-30. After independence, level. There is no provision another round of resurvey The registering of property for separate management of was done under a new transactions is also a key land records for urban and Odisha Survey & Settlement function of the State Revenue rural areas, as in case of other Act,1958. In 26 Princely Department. When a land parts of India. States, after their merger into property transaction takes the newly formed state, were place, a deed document is Odisha Survey and Settlement also surveyed under the new prepared through which Act 1958 governs survey and Act. The southern part of the two parties agree to settlements in Odisha. The the state, which was under the transfer of freehold State has a long history of Madras Presidency, was first ownership. These deed documents are registered with the Sub-Registrars’ office (under the Inspector General of Registration) as per the provisions of the Registration Act, 1908, and the Orissa Registration Rules, 1988. The stamp duty is paid as per the provisions of the Indian Stamp Act, 1899, and the Orissa Stamp Rules, 1952. It is important to note that the Registration office only registers land/ property transactions. Once the deed April 2022 Volume 23 No. 1 - SHELTER 43

POLICY REVIEW is registered, the buyer also house anywhere in India; the government subsidy, must apply for mutation of and provided they submit an the land record (RoR) in his/ affidavit stating no dispute her name as per the details c) Possess adequate over the possession of the prescribed in the Orissa documentation of the said property. Based on the Mutation Manual, 1962. land occupied by the field visits undertaken in applicant and have a the two cities of Odisha, Even though the Revenue kutcha/semi pucca viz., Behrampur and Puri, Department is charged with house. the following typologies of the above functions the ownership documents were responsibility to implement Eligible families can avail found: the above functions remain a subsidy of INR 150,000 widely fragmented, resulting provided by the GoI, and an Registered freehold in discrepancies. The additional subsidy of INR department maintains records 50,000 announced by the Type of documents: RoR/Patta of land outside the city survey State Government. Based document on own name boundaries. The responsibility on the broad guidelines laid of maintaining land records down under the PMAY by A patta/RoR issued by the within the city survey the MoHUA, States/Union State Revenue Department boundaries lies with the city Territories have the flexibility is a legal document that survey superintendent. This to modify the eligibility establishes formal land is complicated because these criteria, in consultation with ownership in Odisha. The survey boundaries are not the Ministry. In addition, State Government legally necessarily coterminous with various other documents eg. ‘owns’ all land; the GoO the boundaries of the ULBs. aadhar card, details of bank is recorded as the primary accounts, etc. were required landholder in the document. TYPOLOGIES OF to avail the benefits under The RoR also specifies the LAND OWNERSHIP the scheme. Government of location and dimensions of DOCUMENTS IN Odisha, in the initial days the land parcel, typology of ODISHA of implementation of the land (‘kissam’), and freehold Mission, interpreted RoR as tenure (‘stithiban’) versus To be eligible under the the only proof of occupation restricted tenure. To establish BLC scheme, the PMAY-U of the plot for accessing BLC a registered freehold, an guideline provides for the subsidies. individual needs an RoR in following: his/her own name. It should Subsequently, H&UDD reflect ‘stithiban’ tenure. a) Belong to the relaxed the RoR requirement The RoR can be obtained economically weaker to include urban poor from the Tehsil Office in the section category : defined families living on ancestral concerned administrative as families earning INR land/having joint patta on district in a format prescribed 180,000 per annum in by the Revenue Department. case of Odisha; submission of an affidavit Additionally, a certified copy of the ROR may also be sought from the Executive Magistrate by applying through the digital platform of ‘Bhulekh’. b) The applicant or any declaring no-objection from immediate family other family members. member thereof (spouse Urban poor applicants and unmarried children) having registered sale deeds do not possess any pucca were also included to avail 44 HUDCO-HSMI Publication

POLICY REVIEW De Jure recognition of the 1960 by filling Form-3 and two cities where, instead of legal incidents of Title attaching the registered deed following the long and tedious land mutation process, family Type of documents: Registered as evidence. members have resorted to conveyance deeds such as sale instruments such as Power of Deed/ Partition Deed/Family Intestate Succession Attorneys (PoA) to transfer Settlement/ Probate /Registered Gift Deed Type of documents: RoR in land to children/relatives. ancestor/husband’s name, Power Sale, gift or partition of the of Attorney (PoA) Conveyance of Land Parcels land, tend to transfer right of owned by JTT ownership of the immovable Succession of the person property and are mandated Type of documents: RoR in the to be registered. In addition, dying without leaving a name of JTT/Matthas, current instruments that create, occupier in the settlement sheet declare or assign, any right, valid and enforceable will, is title or interest of the value of one hundred rupees and called Intestate Succession. upwards, in immovable properties, with few This is primarily governed by exceptions are mandated to be registered under section 17 personal laws applicable to The Jagannath Temple Trust of the Registration Act, 1908. The registered document the deceased for distribution (JTT) owns close to 30 per cent captures the necessary details of the parties to the of the assets and therefore of all land in the city of Puri. transaction, the interest transferred such as ownership the proportion of distribution Apart from these properties, in case of Sale, Gift or Partition or right to possession and varies based on codified the Revenue Department enjoyment, in case of lease along with the amount to or uncodified customary of the Trust also manages be paid. These deeds are validated by the concerned practices. Subsequently, this its ‘endowments’, which Sub-Registrar Office. It is an essential document required should be reflected in the includes properties belonging for further transactions of the property. However, the revenue records. However, to the temple or given to other title documents, such as registered partition/sale/ it was observed that due institutions/people (like the conveyance deed, among others do not automatically to failure to mutate the ‘matthas’/’sevayats’) for result in a change in land records. The landowner has ownership in the revenue the performance of services, to apply for mutation of the RoR at the Tehsil Office under records, several households including that of offerings to the Orissa Land Reforms Act, possessed imperfect title the deity or for charity. There documents where RoR are cases where the RoR is remain in the name of in the name of the Mandir deceased ancestors/ relatives. Parichalan Committee, JTT. Frequently, there are also However, the JTT lands are internal disputes within the most contested lands families regarding land in the state, with multiple inherited without recorded stakeholders including the documentation. There are also Jagannath Temple Committee, cases where widows or wives Matthas, State Government, of missing husbands, in the and the current occupier absence of legal documents claiming stake on them. There (marriage certificate, wills, are cases where a settlement etc.), are not able to establish sheet is enclosed with the RoR their rights over the land document which contains and are unable to claim details of plots along with the government subsidies to names of current occupiers, improve/upgrade their houses. There are cases in the and the amount paid for it. April 2022 Volume 23 No. 1 - SHELTER 45

POLICY REVIEW Purchase/Inheritance governments extend leases/ amount of tenure security, through informal provide possession certificates and are threatened by natural transactions to these households. While disasters, disease, and other they are not included for risks on account of the lack Type of documents: Unregistered accessing housing subsidies, of access to infrastructure, sale/partition deed they are able to access basic and poor living conditions. services and infrastructure At best, they possess some An unregistered sale deed can on payment of a holding sort of identity proofs help establish the rights of the tax. For the households that (Aadhar/Below Poverty landholder as a semi-formal are connected to municipal Line (BPL) cards) that make owner. It is a useful document infrastructure and pay the them eligible for government to show the transaction holding tax, the holding subsidies through the public between the parties and tax receipt can serve as a distribution system. the nature of possession. possession/occupancy proof. However, it is an imperfect In Puri, several households A process documentation title and cannot be used in the located on public land have is represented in Figure court of law to claim any legal legal water connections 3 based on the available right over the land/property. provided by the PHEO. land ownership typologies, Usually, the transaction is Water bills issued by interviews with revenue carried out on an INR 10 government departments officials and local lawyers for (USD 0.15) non-judicial stamp are also evidentiary proofs acquiring the RoR. paper. The deed specifies the that establish occupancy for name of buyer and seller, a given time. The municipal Obtaining an RoR would description of property (plot tax receipt has the name of entail a complex process number, its area, construction assesse, ward number and the requiring anywhere between details), amount paid by the tax amount paid by the user, 6 months to 2 years. From buyer, etc., but is not registered which includes the annual the field study, it has been under the Registration Act, charge imposed as holding observed that the relationship 1908. tax, water tax, sanitation tax, between the urban poor and street light tax, and drainage the revenue administration is Occupation of public/ tax. disproportionately unequal. private land (not in conflict Revenue administration is with environmental zones/ Occupation of land zoned for mostly dealing with de jure planning reservations) environmental protection/ rights of the land and the reserved for other uses urban poor finds it challenging Type of documents: Possession/ to negotiate the maze of Occupancy certificate, holding Type of document: possession/ legalities. Unlike ULBs where tax receipt occupancy certificate, holding Councillors play an important tax receipts role as a connect between the Occupation implies exercising municipal administration and physical control of any land Slums/informal settlements the communities, revenue by an individual/household, that are located on administrations do not have but not having any legitimate environmentally sensitive/ any such interfaces. The trust evidence of conveyance hazardous land/reserved between the communities (purchase/inheritance/lease, land are considered to be and revenue administration, etc.). Most of these households the most vulnerable. Such to a large extent is missing. It are located on government households have the least is perceived that the primary land. Sometimes, local 46 HUDCO-HSMI Publication

POLICY REVIEW Figure 3: Process Flow for Acquiring RoR when the Occupier Possess a Sale Deed in the Name of Deceased Father/Husband with Multiple Heirs objective of the Tahsil Office empowering them with land and economic infrastructure. is to act as the custodian of rights and access to basic civic JAGA Mission employed land and may be able to find and social infrastructure. The modern technology such as various reasons to confiscate Act, implemented through use of drones for geo-fencing the parcel. Thus, most of the the Odisha Livable Habitat of the current slum boundaries urban poor prefers to remain Mission (OLHM) also to ensure high degree of invisible in the domain of the known as the JAGA Mission, accuracy and transparency revenue department. aimed at giving land rights coupled with field validation to the slum dwellers on to create a more accurate ADDRESSING FAULT ‘as is’ ‘where is’ basis. The documentation of land rights LINES OF LAND OLHM has five components, informed by existing revenue RECORD KEEPING: THE namely, a) appraisals of slum records. Thereafter, the APPROACH OF ODISHA settlements to understand the drone images acquired were living conditions and issues integrated with the satellite The Land Rights to Slum with respect to the same; data and revenue data to Dwellers Act (LR Act) was b) participatory planning create a spatial overview of enacted in 2017 to recognise to improve the habitats; slums. Household survey the contribution of the c) improvement of basic data collected through USHA urban poor, especially its services; d) protection and (Urban Slum Household slum dwellers in the city development of commons; Area) Survey has also been constituting about 25 percent and e) enhancement of social added to create a convergent, of the urban dwellers, by April 2022 Volume 23 No. 1 - SHELTER 47

POLICY REVIEW updated and multi-layered this process are evident from Department (HUDD), GoO is database to ensure informed the fact that 90% of the BLC decision making. sanctions were obtained post leading the implementation 2017. This further strengthens arguments put forward by of AWAAS -the state housing scholars that slum dwellers Communities remain at in the smaller cities are not mission mode programme necessarily encroachers but the centre of the initiative often lack the ‘Right’ papers that are further led by urban required to access such and the slum dwellers government welfare schemes. local bodies at the local level. associations (SDAs) are CONCLUSION State and Municipalities encouraged to be formed Inclusiveness is crucial for oversee implementing these effective sustainable urban at slum level. The SDAs are development. Inclusiveness housing missions; however in cities is about promoting actively participating in the equity and is reflected in the these institutions are not way city dwellers are making development and governance claims on the city’s resources having much control over and are participating in the process, thus averting the governance processes. One of how land is owned in the the indicators that measures a possible socio-economic city’s inclusive nature could cities. The ownership of be the way its citizens make disruptions. The right blend claims on city’s land and the land and issues such housing informally. Even in of community participatory smaller and medium cities as urban land records are where they own their piece processes complemented by of land still loose as they under the mandate of the most often do not have the use of modern technologies ‘right’ papers. As illustrated Revenue Administration. above this situation arises (Drones, GIS, Web and owing to administrative To successfully implement complexities and a strained Mobile Application, Cloud relationship between Revenue housing policies and Administration (RA) and the Computing etc.) makes the urban poor. programmes, revenue overall initiative transparent, All housing policies and department must be programmes including PMAY accountable and enhanced are conventionally anchored viewed as a facilitator and within the state housing the speed of implementation. departments and ULBs. In a key stakeholder in the Odisha as well Housing Thus, potentially leading and Urban Development implementation of such to addressing the many housing schemes/missions. inequities experienced by the While implementing BLC, urban poor. the ULBs identified lack of ‘right’ papers as one the Additionally, through this main deterrents for the urban process, the Government of poor to access the subsidies Odisha was able to address, offered under the housing to a substantial extent, the mission. In the initial stages of complexities attached to title implementation efforts were documentation, as enunciated made to move away from in the previous section, thereby RoR and settle for sale deeds bringing a larger cohort of complimented by affidavits eligible households under the however these interventions purview of BLC. The Land were time consuming and Rights Certificates (LRCs) case specific. HUDD, through distributed through this the enactment of the Land process acted as an ‘adequate’ Rights to Slum Dwellers ownership document to Act, 2017 issued leasehold enable about 70,000 people tenure (patta) to all eligible to gain security of tenure households, in one sweeping and leverage BLC subsidy decision. This superseded subsequently. The gains of 48 HUDCO-HSMI Publication