RAJIV AWAS YOJANA. Government of Chhattisgarh. Department of Urban Administration and Development. Mission for a Slum Free India. SLUM FREE CITY PLAN OF ACTION. Municipal Corporation Korba. Submitted to- MoHUPA, GoI. CONSULTANCY BY- STESALIT LIMITED KOLKATA.
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RAJIV AWAS YOJANA Government of Chhattisgarh Department of Urban Administration and Development Mission for a Slum Free India SLUM FREE CITY PLAN OF ACTION Municipal Corporation Korba Submitted to- MoHUPA, GoI CONSULTANCY BY- STESALIT LIMITED KOLKATA SLNA: STATE URBAN DEVELOPMENT AGENCY, RAIPUR, CHHATTISGARH
INTRODUCTION TO KORBA Balco Zone, Banki Zone, Darri Zone, Korba Zone, Kosabari Zone Transport Nagar Zone KORBA PLANNING AREA= 284.56 sq.km. Korba Municipal Corporation: 6 zones & 58 wards KORBA CITY AREA= 222.71 SQKM* KORBA CITY POPULATION= 3,65,073** KORBA CITY HOUSEHOLD= 63911** *Source: Master Plan, Korba ** Source: Census 2011 NO. OF SLUMS IN KORBA= 116 KORBA AREA UNDER SLUMS= 13.2 SQKM KORBA SLUM POPULATION= 1,75,927 KORBA SLUM HOUSEHOLD= 44,674 Source: Primary Survey, Stesalit Limited, 2011-12 Thus 48.18 per cent slum population and 71.01 per centslum household is spread in only 6.2 per centof land area in Korba city.
SFCPoA Summary Note Investment Required and Phasing for Curative (Rs. in crores)
SFCPoA Summary Note Investment Required and Phasing for Preventive (Rs. in crores)
SFCPoA Summary Note Investment Details (Figures in Crores)
SFCPoA Summary Note Sharing Pattern Sharing Cost for the Curative & Preventive Strategy
ENVIRONMENT BUILDING -“REACHING THE UNREACHED”. SLUM LEVEL • Environment building through Workshops • ULB Consultations • Ward Representative Consultations • ULB Participation in Capacity Building onsite at Slum Locations • Ward Representative Participations • General Meeting with majority dwellers- Focus Group Discussions • Identification of CBO in slums • Mapping Existing Slum Situations and Survey with the help of Community dwellers WARD LEVEL
ENVIRONMENT BUILDING FOCUS GROUP DISCUSSIONS HANDOUTS FOR AWARENESS GENERATION FOR SFCPOA, THE HANDOUTS SHALL BE PREPARED IN LOCAL LANGUAGE COMMUNITY PARTICIPATION IN SLUM MAPPING “People were assured that there would be no eviction”
SLUM SURVEY SLUM MAP – FIRE COLONY SLUM MAP – SANJAYNAGAR The survey of slums can be broadly categorized into :- • Spatial Survey - Identification, profiling • Non-Spatial Survey - Socio-Economic • Slum Mapping - Detailed slum map
GIS Mapping & Integration with MIS MIS HOMEPAGE SLUM WISE REPORT The MIS application and the GIS would be integrated using a unique house numbering system. Each house will be numbered as per the numbering convention below SLUM CODES For example Generation of unique ID for property will be done as under: Cities will be divided into 500x500 Grid. Grid number will be 0001,0002,0003……N Formula for UID: State ID + City Id + Grid No + Parcel No + Property No 2 Digit + 4 Digit + 4 Digit + 4 Digit + 3 Digit = 17 Digit Unique ID Ex. : 33 0011 0022 1234 004 = 33001100221234004 CITY LEVEL SLUM REPORT DIFFERENT TYPE OF REPORTS
City Level Maps Ward wise population Map Other maps prepared :- • Existing Mode of Water Supply with respect to Location of Slums • Primary Source of Water Supply in Korba with respect to Location of slum • : Secondary source of Water Supply in Korba city with respect to location of Slums • Sewerage disposal mechanism for Korba with respect to the location of Slums • Open areas of the city where Sewage is disposed with respect to the location of Slums • Existing and Proposed Sewerage system of Korba city with respect to location of slums • Existing Storm water drainage of Korba city with respect to location of slums • Flood prone areas of city with respect to location of Slums • Open areas of the city where Solid waste is dumped with respect to the location of the Slums • Existing Solid waste disposal mechanism in Korba city with respect to the location of Slums • Access to Sanitation in Urban Poor Settlements of Korba city with respect to the location of Slums • Areas used for Open Defecation in the city with respect to location of slums Land Value Maps
ZONE LEVEL ANALYSIS HOUSES BY MATERIAL OF STRUCTURE HH DENSITY IN KORBA SLUMS SLUM HHs BY AVAILABILITY OF TYPE OF TOILETS SLUM HHs BY PRIMARY SOURCE OF WATER SUPPLY
CATEGORISATION OF SLUMS Categorization of slums • TENABILITY • TENURE STATUS OF HHs • LAND OWNERSHIP OF SLUMS • DENSITY OF SLUMS • LAND VALUE • 3X3X3 MATRIX Tenability Analysis Land Ownership Analysis Population Density Analysis
3X3X3 MATRIX ANALYSIS STEP 2 • 3X3X3 MATRIX: 3 PARAMETERS • HOUSING CONDITION • INFRASTRUCTURE CONDITION • SOCIO-ECONOMIC CONDITION The 3X3X3 matrix is arrived at 3 stages EVALUATION OF PRIMARY SLUM SURVEY & SOCIO-ECONOMIC DATA STEP 1 WEIGHTAGES OF INDICATORS GENEARTION OF INDEX BASED ON EVALUATION OF PRIMARY SURVEY DATA Each Indicator has been assigned a weightage as per their priority. The weightages of the individual categories shall sum up to 100%
3X3X3 MATRIX ANALYSIS STEP 3 • Weightage of indicators is multiplied by the index to generate final score SIMILAR EXERCISE HAS BEEN CONDUCTED FOR INFRASTRUCTURE AND SOCIO-ECONOMIC Range code 1 = Sound Condition Range code 2 = Medium Condition Range code 3 = Vulnerable Condition
SLUM LEVEL ANALYSIS Slum pockets with % of Kutcha stock Slum with % of people engaged in Open defecation Slum with % of HHs having household monthly income less than Rs. 3000 Slum Pockets with % of BPL HHs
PHASING & DEVELOPMENT MODELS PHASING FOR IMPLEMENTATION PRIORITY PROPOSED DEVELOPMENT MODELS • In situ Slum Upgradation and Improvement (UP) = 30 SLUMS • Slum Redevelopment (RD) = 65 SLUMS • Slum Relocation and Resettlement (RR) = 18 SLUMS 3 SLUMS: Parshabhata, PremNagar and NaraiBodh= PROPOSED TO BE DELISTED
Strategies for slums on Central Govt. Land • The land owning agencies will have the discretion to prepare DPR on its own or in partnership with Central government, State and KMC. • In case, DPR is prepared by the land owning agency on its own and no State share is envisaged, then DPR may be directly submitted for consideration to the Ministry. • Funding pattern and process involved would be similar to those applicable for the State under RAY. • For development of slums on Railway, NTPC and SECL land, needs co-ordination of Central government i.e. MoHUPA. • For slums on CSEB, State government will be the facilitator and • For Balco, coordinated activity required among Central govt, State govtand Vedanta group. • Korba Municipal Corporation will be the prime facilitator for coordination among the various authorities. • The total number of slums in PSU land in Korba is 42, out of which 28 are on SECL Land, 9 on CSEB land and 5 slums are on Balco land. TOTAL LAND THAT CAN BE RECLAIMED BY PSUs FROM REDEVELOPING SLUMS = 429.3 Hectares TOTAL VALUE OF RECLAIMED LAND = 373.17 Crores
HOUSING SCENARIO Estimation of existing housing shortage Projection of Housing shortage HOUSING SHORTAGE=HOUSING NEED 80% OF TOTAL HOUSING SHORTAGE LIES IN EWS & LIG CATEGORY (Assumed) As 70% of the total household of Korba is Slum household. 12710 HHs are Kutcha stock under Curative strategy Pn= P1 + n X (-5527) P 2021 = 16591 P 2031 = 11064 Projected Housing need for ESW/LIG
Preventive strategy Arrest the formation of Slums in the future. HOUSING NEED / SHORTAGE AFFORDABLE HOUSING OPTIONS IDENTIFIED VACANT LAND • P1- Creation of Affordable housing stock for the urban poor by increasing the supply of housing based on the housing need of EWS and LIG through Public housing schemes. • P2- Modifications in Town Planning Regulations • Inclusion of Pro poor policies in Master Plan or Development Plan. • Special Norms and standards for plots and DU Size, Density, FAR, Ground Coverage, etc • Review and Modification of BhumiVikasNiyam of 1984. • Special Building Byelaws for Low income Housing to be formulated. • Every new housing project in the city will have reservation of 15% of residential F.A.R or 35% of dwelling units for EWS/LIG whichever is higher with a system of cross subsidisation. • Proper formulation and monitoring of the disposal policy of Public Housing Scheme to ensure proper disposal to the target group (EWS and LIG). • P3- Implementation of Legislation like introduction of TDR in State Housing Policy, Social Rental Housing policy, amendment in existing Rent Control Act etc. • Parcel 1: Transport nagar zone with an area of 5.91 Hectares • Parcel 2: Transport nagar main road with an area of 11.40 Hectares • Parcel 3: along Korba-Rajgamar road in Kosabari zone with an area of 61.13 Hectares
Preventive strategy • Income-Expenditure Profile of Urban Poor [M1]Point 5 • Assessment of Affordability of Urban Poor 33% of slum households has an average monthly income of Rs 3500 whereas 78% households has average monthly expenditure of Rs 2800. Thus the affordability of people is an average of Rs 500-600per monthly towards minimum formal housing.
Preventive strategy • Future Affordable Housing Supply • Central support = Rs 75,000 per EWS/LIG DUs of size upto 40 sqm for housing and internal development components • A project size of minimum 250 dwelling units will be considered under the scheme. • The DUs would be a mix of EWS/LIG-A/LIG-B/Higher Categories/Commercial of which at least 60 percent of the FAR/ FSI will be used for dwelling units of carpet area of not more than 60 sqm. • Currently, the average subsidized cost of a 25 sqm carpet area, DU for the EWS in Korba is around 3.50 lakhs. • The carpet area of the LIG has been proposed as 40 sqmand the cost is around 7 lakhs. COSTING & PRICING OF DWELLING UNITS UNDER AFFPRDABLE HOUSING
Preventive strategy • Social Rental Housing EXISTING TREND IN RENTAL HOUSING AS PER MIGRATION PATTERN PROPOSED O&M MODELS PROPOSED LEGAL FRAMEWORK • Surplus model: Management companies will bid competitively to maintain rental homes. The company that offers the highest share of their revenue to KMC will win. • Lease model: Rental management companies lease the properties from KMC for 99 years for a lease premium. • License model: In this model, rental management companies pay a license fee to manage the rental housing for 9-10 years. • Introduction of Social Rental Housing into the Chhattisgarh State Housing Policy • Amendment of Rent Control Act and Municipal Act. • Introduction of a new state level institution in the form of Chhattisgarh Social Housing Corporation (CSHC) to be established who will regulate and monitor the Social Housing schemes in various cities of the State. • The Municipal Corporation can tackle the challenge of raising funds for provision of Social Rental Housing by using the revenues from the sale of upmarket houses as an investment in a rental housing project. Cross subsidisation, has been proposed for the implementation of this project.
Preventive strategy • Social Rental Housing WARDS IDENTIFIED FOR PROVISION OF FUTURE RENTAL HOUISNG • One Special Purpose Vehicle (SPV) to be formed in association with Private or Government or Semi Government along with Korba Municipal Corporation.
Supply & Demand side Constraints SUPPLY SIDE CONSTRAINT • To increase Land Supply and Availability- (i) Creation of Land Banks / Land sharing through TP schemes (ii) Monitoring mechanisms for 20-25% land reservation for EWS/LIG (iii)Relaxation of Building regulations in the Master Plan • To ease approval processes -Fast Track layout approval systems for slum DPRs and affordable housing projects (within 30 days) and ease in Building Plan sanction for EWS/LIG projects. • To ease Building Rules and increase Rental Housing Supply -Optimize building rules: IS8888 for buildings and National Building Code 2005 & Rental Housing Reforms as per National Housing and Habitat Policy, 2007/Reduced property taxes, for rental housing for the urban poor, higher FSI for rental housing projects and PPP Projects. DEMAND SIDE CONSTRAINT Increasing affordability and accessibility, Encourage MFIs, Ease credit linkages
PROPOSED FINANCING PLAN Central Govt. Share:75% on Housing, Infrastructure, DPR preparation, O&M & Consultancy fees State Govt. Share: 15%on Housing, 15%for Infrastructure ULB Share: 15%on Infrastructure Beneficiary Contribution: 10% on Housing. For slums on PSU Land, PSU has to prepare and submit a proposal for DPR as per SFCPOA recommendations and submit it to Central Govt, where share of fund to be decided among PSU & Central Govt. PROPOSED O&M PLAN RWAs and CBOs has been formed from each slums through Microplanning conducted in each slum will be responsible for effective Operation and Maintenance of created assests.
Proposed Credit Plan COST OF DWELLING UNIT Credit Plan has been formulated based on two options Loans from Formal Institutes at 10% interest rate and Availing subsidized loan under RRY & CRGF. Current HH Monthly income = Rs. 5000. Cost of DU = Rs. 3,50,000/- Central Govt. share = Rs. 2,62,500 State Govt. share = Rs. 52,500 Beneficiary contribution = Rs. 35,000 CALCULATION OF EMI IN CASE OF BANK FINANCE PROPOSED CREDIT PLAN Compound interest method of calculating the EMI for the housing loan repayment option, at a 10% interest rate for loan tenure of 5 years or 60 months, the monthly EMI is calculated as Rs. 744. The total interest payable is Rs. 9619 which is 21.56% of the total payment to be made. The Principle loan amount of Rs. 35,000 makes for the rest of the 78.44% of the total payable amount for the bank which is calculated to be Rs. 44,619.
Reform Matrix MANDATORY REFORMS
Reform Matrix OPTIONAL REFORMS
Proposed Institutional Framework STATE LEVEL: SUDA ULB LEVEL: KMC
Capacity Building Plan COMMUNITY LEVEL CAPACITY BUILDING PLAN • Government of Chhattisgarh has planned a Capacity Building Program named National Institution of Urban Management to impart skill training to the various public agencies and authorities towards successful implementation of RAY • Slum level Associations have been identified during SFCPoA preparation from each slum having atleast10 people needs to be registered. • The lead members of these Associations will then collectively form a Federation or Community Based Organisation • In order to enhance the capacity of these Associations and Organisations planned outdoor visits have to be arranged to showcase best practices in Community participation for Slum development like in Chennai, Madurai, Mumbai etc.