Slum Free Delhi Policies & Principles Presentation to Chief Secretary of Delhi by Romi Roy and Rakhi Mehra

1. Major Principles and Policy Changes required…
For a Slum Free Delhi 2014 - 2024
Presentation to Chief Secretary of Delhi
by Romi Roy & Rakhi Mehra
03 Aug 2010

2. RAJIV AWAS YOJNA: DELHI GOVT. POLICY
Positive Policies: ?
i. Tenure rights to slum dwellers/urban poor as i. Effectively a “Allocation Guideline”:
the first step.
ii. “Whole City” Approach - With a whole city approach, ii. Eligibility Criteria leaves large
vacant land inventory would be made. A citywide plan segments of low-income groups
would be made to shift untenable slums to the nearest unaccounted for:
possible available vacant land or notified. 31.12.1998 Cut off date Proof
iii. Involvement of private bodies. Below 60 K Household Income
iv. Planning ahead and providing new affordable
housing stock in advance, to prevent future slums. iii. Highly subsidized standard size
v. Reservation of low-income housing as a % of all new ownership home fails to address
private developments. ground realities.
vi. Amendment to Rent Control Legislation, at least to the
extent that will enable New Rental Housing Stock to Implications:
be created, and on terms governed by the market.
vii. Primacy would be given to the provision of • Free/ Subsidized Homes are quickly sold off
infrastructure. & people move back to slums.
viii.Transit Oriented Redevelopment. • Only 10-20% of current Slum Population is
“ELIGIBLE”. But where will the rest go??
Negative Policies:
Selection based on arbitrary Eligibility Criteria and • Not a sustainable or “realistic” model.
allotment • No long term vision.
Source:
Consultant, MCD for PPPDept. 2010 not be site relevant.
Formulae Slum & JJ that may

3. Policy changes for a Slum Free Delhi 2014 -2024:
1. Plan long term, not stop-gap – Need proactive & reactive Regional
Strategies and Whole City Approach - TOD*
2. Don’t tempt more migration – Provide NO Subsidy for homes. Subsidize
Land only, if required.
3. One Size does not Fit All – allow customization of products to socio
socio-
economic needs – Provide a range of Rental and Ownership options
for self-selection.
4. Prevent social stigma and marginalization – Create symbiotic mixed-
income mixed-use communities.
5. De-pressurize existing city Infrastructure – Mandate natural/
pressurize
decentralized infrastructure on all new projects.
6. Reduce municipal dependency – Empower the Community.
*TOD = Transit Oriented Development is the process of integrated Transportation, Infrastructure and Landuse Planning which
maximizes public transportation usage and best optimizes population growth with infrastructural and transportation investment
investments.

4. TOD Definition:
“Transit-Oriented Development (TOD) is compact, high-density,
Oriented
mixed use development near new or existing public transportation
infrastructure that provides housing, employment, entertainment and
civic functions within walking distance of transit.
Integration of Transportation, Infrastructure and Landuse Planning in
TOD - maximizes public transport usage and best optimizes
population growth with infrastructural and transportation investments.
*TOD at NCT level is already initiated by UTTIPEC. It needs to be initiated at NCR level by NCRPB, urgently.

5. 1. Plan long term, not stop
stop-gap
– Need Regional and Whole City Approach - TOD
Source: Times of India, Nov 2009
RRTS must be built to incentivize growth of sub
sub-cities to minimize immigration into Delhi –
Employment Centres should be decentralized to decongest Delhi.

6. 1. Plan long term, not stop
stop-gap
– Need Regional and Whole City Approach - TOD
Most of Delhi will be within 5 min
walking/cycling/rickshaw distance of
proposed MRTS.
Housing Stock required
as per MPD-2021:
170 K per
year
55% of Total
= BPL + EWS
95 K per
year
For every 100 new homes Current Masterplan
provided in the city, 55 homes
must be for the urban poor! Restructured TOD
TOD-based Masterplan

7. TOD Scenario Building: Densification along RRTS & MRTS to
accommodate immigrating population has huge Savings…
Base Case TOD Vision
Sprawl Densify near Stations
New Infrastructure Costs Annual Vehicle Hours Traveled Annual Transit Trips
Vision Scenario 3.6 Vision Scenario 394 Vision Scenario 132
Base Case 7.1 Base Case 443 Base Case 96
0 2 4 6 8 200 250 300 350 400 450 0 50 100 150
Billions of Dollars Millions of VHT Millions of Trips
Romi Roy UTTIPEC

8. • Infill/ New / Redevelopment Potential Analysis: within 500
500-1500 M of MRTS
• Potential for accommodating affordable housing stock on Transport lands.
• Designing viable financial models for affordable housing provision
Source: Graphics Source: Nishant Lall (nishant.lall@gmail.com)
Consultant, MCD Slum & JJ Dept. 2010 Credits: LA Now Project, University of California, Los Angeles

9. Whole City Approach: Infill & Densification Potential Study for Inner City
:
Study 1500 M from MRTS
Stations for:
Potential for Densification.
Potential for Infill on empty/ under-utilized sites.
Potential sites for accommodating missing
social infrastructure.
Source: Graphics Source: Nishant Lall (nishant.lall@gmail.com)
Consultant, MCD Slum & JJ Dept. 2010 Credits: LA Now Project, University of California, Los Angeles

10. Whole City Approach: Planning New Mixed
: Mixed-income Communities in Outskirts
Typical New Community Layout:
All new or redeveloped high-density 1500 M walking
radius
housing must be within 1500-2000 M walk/
cycling distance from an MRTS Station.
Housing options must be clustered with
local employment opportunities – both
formal and informal. This includes
proximity to High-income groups to
provide informal employment.
To avoid the creation of large “planned
slums”, New low-income groups must be
integrated in small clusters within mixed-
income mixed-use neighborhoods. This
also allows cross-subsidization of
physical and social infrastructure for low-
Low income housing
income groups. (Size < 500 families) Rapid Transit Station
High/ Middle income housing (Metro/ BRT)
Commercial
Offices/ Light Industrial
Schools/ Libraries/ Civic uses
Source:
Consultant, MCD Slum & JJ Dept. 2010 Public Parks
Image Source: Paromita (Romi) Roy

11. 1. Plan long term, not stop
stop-gap
– Need Regional and Whole City Approach - TOD
Steps to Implement for Whole City/ Whole Region Approach:
a) Conduct integrated Transport and Population/ Employment Modeling to
project how NCR & NCT Population and Employment projections would be
accommodated along Transit Corridors – evaluate phased growth and
absorption potential along RRTS/ MRTS corridors.
b) Commission a City/ Regional level Market Study to understand trends/
demands/ projections of the Market, such that strategies can be made prudent
without making loss-making investments. (similar to Mumbai McKinsey Vision
making
report)
c) Develop a matrix of customized Public Sector and Private Sector (PPP)
Strategies for provision of low-income housing.
income
d) Set “real” and stringent Targets for implementation (by various agencies
including DUSIB, DSIIDC, DDA, DMRC, Transport Dept, etc.)

12. 2. Don’t tempt more migration
– Provide NO Subsidy for homes. Subsidize Land only, if required.

13. • Give Tenure Rights at a cost, OR
CROSS SUBSIDIZED: Land • Develop with Remunerative uses to cross
cross-subsidize
cost of land.
• NOT TO BE SUBSIDIZED.
• Funded through (Public or Private) Developer investment
NOT SUBSIDIZED: Home Cost and personal/ group savings.
• People have to pay full cost of home construction, as per
their paying capacities.
• Government funded and built
CROSS SUBSIDIZED: Services • Cross
Cross-subsidized through Mixed-use Mixed income
neighbourhood developments.
Economic • Funded through Group
Group-pooling and Micro-finance
NOT SUBSIDIZED: schemes, partnering with NGOs+CBOs.
prosperity

14. Cross Subsidies can generate “pool funds” for Amenities & Services…
Direct subsidies towards housing cost should not be provided as this is not a feasible and
sustainable model for the city to finance. Moreover, providing subsidized flats only tempts or
induces people to sell or rent them out immediately in order to increase their liquid incomes, and
therefore does not actually solve the housing problem.
• Cross Subsidization - for Land, infrastructure and common amenities, NOT homes.
• Symbiosis through Proximity b/w HIG & EWS.
• Common Shared Amenities – Schools, Parks, Markets
Low Income
Housing Units
Secondary Street / Lane
Mid-High
Income Housing/
Main Street Commercial Uses
(High Visibility / Commercial Value)

15. 3. One Size does not Fit All
– Allow customization of products to socio
socio-economic needs.
– Provide a range of Rental and Ownership options for self
self-selection.
– Enable financing, not provide.

16. – Conduct Socio-Economic Surveys to determine
Economic
product relationship to income brackets
brackets….
Average Monthly Possible
Income Target Product
EXISTING HOUSING
Above Rs. 15,000/ 10 million
MARKET
Rs. 12,000/
23 million INTERESTED IN
(~1.5 Lakh p.a.)
HOME OWNERSHIP
Rs. 5,000/ LOOKING FOR
(~60,000 p.a.) 21 million
RENTAL
Rs. 2,500/
9 million NEED FOR
(~30,000 p.a.) SHELTERS
Source : All India Survey, Monitor Group 2008
microHomeSolutions  Feb 2010

17. Affordability & Upward Mobility Options are Location & Product Sensitive
New low-
income
immigrants MOST
Inner City individual Ownership
with smallest allowable unit sizes. EXPENSIVE:
NEW
MIXED INCOME
COMMUNITIES:
Outer City individual Ownership near transit,
with larger unit sizes. with shared
amenities
Cooperative / Group Ownership
Options near Employment Provide
& Transit Centres Upward
Mobility
Options
Outer City Rent to Ownership Options
Low-income or
‘slum’ population Inner City Rental (shared or single) - YEARLY
Inner City Rental (shared or single) - MONTHLY
Inner City (shared (shared or -single) - DAILY
Rental Rental or single) MONTHLY
LEAST
EXPENSIVE
Rental (shared or - NIGHT MONTHLY
Rental (shared or single) - MONTHLY
Inner City Rental single) - SHELTERS

18. Affordability & Upward Mobility Options are Location & Product Sensitive
Target Population
Apt/ Unit
Leasing
Housing
Demand Supply
Price of Loan Savings/ The following types of
size Solution Unit Amount Mortgage
housing also need to
Middle to high income 3 room &
Private be included in the
▪ Ownership developer driven
families above
housing mixed-housing variety
Low to medium income
required for the city –
Private
▪
families with the
2/ 3 room Ownership developer driven Only ~45% to ensure that low-
ability obtain a Adequate
mortgage
housing of total
supply rate? income housing is not
demand?
taken over by other
Low to medium income categories of home
Private
young couples/
▪ 2/3 room Ownership developer driven seekers, e.g:
singles with an ability
housing
obtain a mortgage
1/2 room Home for the Aged.
Low to medium income Private
(serviced No formal
▪ Singles with short Rental developer driven ?
term housing needs
apartments,
housing
supply Youth Hostels.
studios, etc)
Service Apartments for
Low to medium income Mainly Govt.,
Inadequate young professionals.
▪ families with small 1/2 room Rental Also privately ?
supply Govt. Housing for low-
personal savings produced.
income employees.
Low income families
with uncertain income/ Shared Short-term Govt. produced Inadequate
Working women’s
▪ ? hostels.
contracted or daily room Rental & managed. supply
wage workers, etc.
Small-unit rental
Low income singles/ Shared housing.
Daily Govt. produced Inadequate
▪ families with negligible Night ?
Rentals & managed. supply
income Shelter

19. Modular 25 sq.m. Units can adapt to various cost/ income brackets.
.
Ownership Units: Typical Size = 25 sqm
:
Foundation/ DU Total
D.U.Size Unit sizes Plinth Brickwork Constructi 10 % profit
(Sq.m) (sq.ft.) Earthwork Structure Brickwork for walls etc Finishing Toilet on Cost margin
CPWD Rates for slum Development = 600/sft
Individual Individual
25 269 5000 269000 301400
25 m2
One bedroom
Medium size kitchen
Independent Toilet

20. Modular 25 sq.m. Units can adapt to various cost/ income brackets.
.
Dormitory Units: Typical Size = 25 sqm Shared Toilet between 2 “units”
sqm;
Shared Toilet/ Bathroom for
10-12 persons
Per unit Sale price
Number of Const. Cost Rental/Sale per unit
Specifications Units (Rs) price /sqm (Rs)
Area of Dormitory
( 6 per room) 36.25 362500
Number of Dormitories 50 4500 Rs 25 p/p per day
Total Square metre 1812.5

21. Modular 25 sq.m. Units can adapt to various cost/ income brackets.
.
Rental Units: “Half” Units = 12.5 sqm Shared Toilet between 2-4 families
sqm;
DU Total 10 % profit
D.U.Size Unit sizes Foundation/Pli Brickwork Constructi margin
(Sq.m) (sq.ft.) Earthwork Structure nth Brickwork for walls etc Finishing Toilet on Cost
CPWD Rates for slum Development = 1000/sft Lumsum
(per unit )
12 129 2500 129000 144650
12.5 m2
Individual Kitchen
Shared bathroom
Shared Toilet/ Bathroom for 10-12 persons

22. Modular 25 sq.m. Units can adapt to various cost/ income brackets.
.
MIG Units : “Double” Units = 50 sqm
Building Height and
inclusion vs. exclusion of
Lifts – creates further
variations in per-unit costs
for MIG.
Sale price
Number of Per unit Const. Rental/Sale per unit
Specifications Units Cost (Rs) price /sqm (Rs)
Area of MIG Apartment 72.5 725000 18000per sqm 1305000
Number of MIG
apartments 150
Total Square metre 10875

23. Affordability & Upward Mobility Options are Location & Product Sensitive
Option 1 Option 2a Option 2b Option 3
“Made for Rent” “Live in Harmony” “Cross and Mix” “Rent today Own tomorrow”
Density = 600 du/ha FAR = 4 Model for Cross Subsidy to Encourage Rent-to-
(As per MPD) (as per MPD) partly recover opportunity Ownership model
cost of Land
All G+4; High % of MIG Rentals Encourage micro-
Cost Effective Ideal for generating funds for mortgage financing.
Highest Density other Site + Services
High (50%) of Rental Projects
Suitable for most sites. Ideal for sites within Ideal for Inner City sites with Model most suitable for
500m of MRTS high current land value. NEW industrializing areas.
catchments.
Ideal for sites within 500 M
of MRTS catchments, for
generating Revenue.
*Sample Mix Options developed for Mongolpuri Pilot Site.

24. Various mix of unit types can yield different Cross-Subsidy Scenarios
Carpet Option 1 Option 2 Option 3 Portfolio
Product Offering area/ unit (units) (units) (units) Mix
1 Rentals- Dormitory 25 sqm 166 130 35 50
2 Ownership- LIG 25 sqm 189 215 402 400
3 Ownership- MIG 50 sqm 103 500 132 150
4 Twin Room Rental 25 sqm 496 312 160 260
5 Micro Enterprises 25 sqm 88 88 13 45
6 Commercial Office 25 sqm 0 0 105
7 Commercial Retail 762 sqm 0 0 3
# FAR 2.3 4.0 2.4 2.4
# Density Achieved 561 1038 540 640 du/ha
# Total Units 957 1158 729 905 du
Profitability (%) 13.10% 49.67% 122.62% 23%
over 10 years
*Sample Mix Options developed for Mongolpuri Pilot Site.

25. Socio-Economic Analysis is critical for generating Affordable Mix Scenarios:
Environmental Suitability • Existing Capacity
(Nallahs, floodplains, etc.) • How much more needed?
SOI • Is decentralized Infrastructure
Infrastructure Services
Physical feasible?
Survey
Social Amenities • Space requirements for
(Schools/ Parks/ Clinics/ etc. as /MPD) additional infrastructure…
Proportion of Renters vs.
• Renters
interested Home Owners
• Home Owners
Paying Capabilities • Is decentralized Infrastructure
Test Socio- feasible?
Economic Local Economic Synergies • Unit Design/ Composition:
Site • 12 sq m
Survey
Lifestyle Requirements • 18 sq. m
• 25 sq m
Social Networks, NGOs/CBOs • Space requirements for social
activities
Bio-Metric Eligibility Beneficiary Allocation
Survey Ineligibility Many Affordable Options – Rental
or Ownership
Type of In-Situ Strategy
Situ Upgradation, Redevelopment,
Ward/ Assembly Level or local Relocation

26. 4. Prevent social stigma and marginalization
– Create symbiotic mixed-income mixed
income mixed-use communities.

27. Large dislocated groups of people become “Planned Slums”
Large resettlement colonies – become crime-infested, marginalized “social ghettos” with inadequate
infested,
infrastructure and negative self-respect; besides being disconnected from informal employment sectors.
respect;
Dakshinpuri, Delhi
Seelampur, Delhi Seemapuri, Delhi

28. Bring in Cross-investment in current marginalized neighbourhoods.
investment
Instead of sending more people to poorer areas like
Bhavana, Savda Ghevra, etc. – we need to attract
private investment here and bring in more MIG and
HIG groups.
Concentrations of very low-income in clusters larger
income
than 500 families in one location must be avoided.
Instead they may be dispersed throughout the
Before
community in smaller clusters, for better integration
into the overall community.
Investment and introduction of new community uses, small offices and
cultural facilities near Fruitvale Metro Station gradually transformed
the area from a ‘highest crime-rate’ area to a City level attraction.
rate’ After
Images Source: The Unity Council

29. All new developments in Outskirts must be mixed
mixed-income mixed-use.
Typical New Community Layout:
1500 M walking
All new or redeveloped high-density radius
housing must be within 1500-2000 M walk/
cycling distance from an MRTS Station.
Housing options must be clustered with
local employment opportunities – both
formal and informal. This includes
proximity to High-income groups to
provide informal employment.
To avoid the creation of large “planned
slums”, New low-income groups must be
integrated in small clusters within mixed-
income mixed-use neighborhoods. This
also allows cross-subsidization of Low income housing
physical and social infrastructure for low- (Size < 500 families) Rapid Transit Station
(Metro/ BRT)
income groups. High/ Middle income housing
Commercial
Offices/ Light Industrial
Source: Schools/ Libraries/ Civic uses
Consultant, MCD Slum & JJ Dept. 2010 Public Parks Image Source: Paromita (Romi) Roy

30. 5. De-pressurize existing city Infrastructure
pressurize
– Provide missing social and physical infrastructure.
– Mandate natural/ decentralized infrastructure on all new projects.

31. Social & Infrastructure Deficiency Analysis & Infill Potential Analysis:
The Analysis to be done on DSSDI’s digital (CAD/ GIS) drawings:
a) Current Densities on study site as well as
neighboring sites.
b) Vacant/ underutilized lands available within the
Assembly as well as within 2000 M buffer of
MRTS corridors.
c) Quality and age of buildings
d) Lands within 1500M buffer of MRTS – that are
either under-utilized or marked for
redensification or redevelopment as per
Masterplan or approved Zonal plans.
e) Land/ Property ownership.
f) Existing infrastructure and utilities
(underground/ over ground) and their state.
g) Existing environmental constraints and
Suitability Analysis of available sites.
h) Current access to employment opportunities.
i) Current access to education, health care and
social infrastructure, and corresponding
deficiencies as per MPD-2021 norms.
j) Existing environmental constraints and
Topography – and corresponding ‘Suitability
Analysis’ of available sites.

32. Water Crisis - 90% of Wasted Water in City can be Recycled and Reused.
Reduce Water Demand: Use “water efficient” fixtures
Reduce Water Loss: Install leakage monitoring devices in the
supply system
Recycle & Reuse Water: Recycle water through Natural Sewage Treatment
According to the MPD 2021, pg. 148:
• About 40 percent of the treated water supplied by the DJB daily is never used for drinking. Instead it is used for
domestic chores, including flushing of toilets.
• The avoidable wastage has continued for years even as the city's demand for drinking water is rising by 20MGD
per year.
• The level of groundwater is decreasing at a rate of 0.5 m per annum..
Surplus recycled water can be used
for Ground Water Recharge.
~210 lpcd of water
can be recycled
Recycled water can be used for
~90 lpcd of non-potable uses

33. Decentralized Infrastructure should be mandatory for all projects.
Since there is limited possibility to lay new Sewers & Potable Water is severely deficient, low
low-cost DECENTRALIZED
INFRASTRUCTURE methods must be an integral part of all Slum upgradation or new or redevelopment projects.
Natural Storm Water
Management
Street bio-filtration bed
1) Treat at Source:
Use street-swales or raingardens to filter and convey water naturally. Small Biogas Plants
This also helps save on piping cost, while providing additional
greenery.
The “floating” type biogas plant at a Working
Women's Hostel, Trivandrum
Parks/ Detention
2) Capture and Convey Naturally:
Parks and Open spaces should be multi-used as detention ponds Sewage Treatment Beds
during rainy seasons, while remaining usable green spaces for the rest
of the year. to provide 80% recycled
water.
Wetland Detention Pond A natural sewage treatment facility
3) Final treatment of remaining storm water can take place at a natural implemented in Bombay University
treatment wetland or a conventional facility. by NEERI

34. Integrate Infrastructure with Transportation Corridors.
Integrate Decentralized
Infrastructure Systems into
planning of upcoming MRTS
corridors.
Densification along MRTS
corridors will also ensure
concentrated demand along
MRTS, thus increasing
efficiency and optimizing
Example: Besides, Japan, New York, etc. many cities in Taiwan
investment.
have incorporated common utility ducts into their MRTS designs.
*Source: Dept. of Rapid Transit Systems, Taipei

35. 6. Reduce municipal dependency
– Empower the Community.

36. Role of Community Based Organizations from onset – is critical for success!
• In Mumbai, the secret of success lies in the involvement of localized Community Based
Organizations (CBOs) at all stages of Slum Rehabilitation:
1) Conducting of Socio-Economic Surveys
2) Mobilizing the entire community’s Women to start small Savings and subsequently lending/
Savings,
borrowing small group loans, etc. (Mahila Milan)
3) Making Small loans available for families to make investments in cottage industries, children’s
education, home improvements, etc.
4) Selecting Community Representatives to run, maintain and oversee their own Community Toilets.
5) Facilitating the employment of local people in local construction and maintenance activities.
6) Addressing community grievances and self-policing
policing.

37. • Develop with Renumerative
uses to cross-subsidize
housing and services. • Government funded
and built • Funded through (Public or
Private) Developer investment
OR, personal/ group savings.
• Funded through Group-pooling
and Micro-finance Schemes.
• Funded through Group-pooling
and Micro-finance schemes,
partnering with NGOs+CBOs.
Maintenance- Economic
Land Services Construction Upgradation prosperity
G O V T. R O L E
NGOs
C. B. O. R O L E

38. Financing
Government:
Loans
Land Cost Basic Infrastructure
NGOs
Cooperative/ Home Cost
Bank or MFI
Group Savings Education
Cottage industry

39. Micro-Finance Institutions
Finance
NGOs
Building Training/ Healthcare Investment
Materials Expertise + Education capital
Banks
Government Long term
Homes
Loans prosperity
Encourage
Labour Time Skill-building
Saving
NGOs
Self-Help Groups/ CBOs
Help

40. Policy changes for a Slum Free Delhi 2014 -2024:
1. Plan long term, not stop-gap – Need proactive & reactive Regional
Strategies and Whole City Approach - TOD*
2. Don’t tempt more migration – Provide NO Subsidy for homes. Subsidize
Land only, if required.
3. One Size does not Fit All – allow customization of products to socio
socio-
economic needs – Provide a range of Rental and Ownership options
for self-selection.
4. Prevent social stigma and marginalization – Create symbiotic mixed-
income mixed-use communities.
5. De-pressurize existing city Infrastructure – Mandate natural/
pressurize
decentralized infrastructure on all new projects.
6. Reduce municipal dependency – Empower the Community.
*TOD = Transit Oriented Development is the process of integrated Transportation, Infrastructure and Landuse Planning which
maximizes public transportation usage and best optimizes population growth with infrastructural and transportation investment
investments.

41. Shelter Improvement Board
Existing
Existing Slum New EWS/ LIG New MIG/ HIG/
Resettlement
Upgradation/ Redev. Stock Cross-subsidy Uses
Colonies
Internal Shelter Board Core Team External Consultants required for:
(conceptualizing, monitoring,
streamlining, overseeing
implementation): 1. Topo/ Total Station Survey
2. Socio-Economic Survey
Socio
1. Architect, Urban Designer 3. Architect/ Designer (for Working Drawings)
2. Urban Planner 4. Decentralized Infrastructure Design Team
3. Sociologist, Anthropologist (detailed systems design)
4. Community Finance Expert 5. Real Estate Economist (must be sub-consultant
5. Real Estate Specialist with Architect or developer)
6. Decentralized Infrastructure 6. Anthropologist (co-consultant with Architect team)
specialist
7. Legal consultant

42. Shelter is a human right, not Apartment Titles