Case-Study Review

AFFORDABLE HOUSING DEVELOPMENT
CASE-STUDY REVIEW
A STUDY OF PUBLIC & PUBLIC PRIVATE PARTNERSHIP MODELS FOR
AFFORDABLE HOUSING DEVELOPMENT: CASE STUDY OF GUJARAT &
RAJASTHAN
SUBMITTED BY:
ABHISHEK K. BHATT (UC 0506)
UNDER THE GUIDENCE OF:
PROF. JIGAR PANDYA (VISITING FACULTY-CPM, CEPT)
FACULTY OF TECHNOLOGY
SCHOOL OF BUILDING SCIENCE & TECHNOLOGY
CEPT UNIVERSITY
KASTURBHAI LALBHAI CAMPUS, NAVRANGPURA, AHMEDABAD.
CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

CASE STUDY -1: GUJARAT STATE

(EWS HOUSING UNDER T.P. SCHEME MECHANISM)
AHMEDABAD URBAN DEVELOPMENT AUTHORITY (AUDA)
Gujarat urban Ranking 3rd most Urbanized state
Ahmedabad Population (2011) 65 Lakhs
Area of the City 500 Sq.kms.
SEWS Households in city (2006) 105,542
Projected Population Ahmedabad (2035) 10 to 11 million
No. of Slums (2001) 1123
% Slum Population 25.77 %
 Inadequate housing stock & inadequate infrastructure facilities resulted into

development of slums in various areas of Ahmedabad.
 The projected population of Ahmedabad in 2035 is 10 to 11 million so to prevent

growth of slum and rehabilitate existing slums is the aim of AUDA.
T.P. SCHEME MECHANISM:
 AUDA uses Town planning scheme tool to provide basic infrastructure services
/serviced land in developing or peripheral areas of Ahmedabad.
 A T.P. scheme generally consists of 250 to 300 acres. From the total land area
40-50 % of the land is reserved for public purpose.
 From the reserved land, 15 per cent of land is reserved for roads, 5 percent for
open spaces (play ground, garden, parks), 5 per cent for social infrastructure
(schools, dispensaries, fire station, public utility) etc. and there are also norms for
up to 10 per cent reservations for SEWS housing.
EWS HOUSING FOR THE URBAN POOR:
As per the CDP 50,000 dwelling units were proposed in the area of AUDA. It was
planned to complete by 2012.
YEAR DWELLING UNITS

2006 8000
2007 2000
2008 8000
2009 8000
2010 8000
2011 8000
2012 8000
Total in 7 years 50,000
At, present construction of 8000 units has been taken up by AUDA.

Totally 15,500 houses have been constructed and 9598 units have been
successfully allotted to the beneficiaries.
MECHANISM OF DEVELOPMENT OF HOUSING FOR SEWS:
• RESERVATION OF LAND
• AUDA reserves about 7-10 % of land in each T.P. Scheme through town planning scheme
STEP 1 mechanism.
• PLANNING & DESIGN

• Designing & planning of units done through consultation (hcp -dpm)
STEP 2
• COST ESTIMATE
• Working out quantities & cost of the units for tender purpose
STEP 3
• NOTICE INVITING TENDER

• N.I.T. For construction of units with construction of internal infrastructure facilities
STEP 4
• AWARDING CONTRACT
STEP5 • After 2-bid tendering procedure construction contract is given to the applicant/developer.
• HANDING OVER THE DWELLING UNITS TO AUDA

STEP 6
MECHANISM OF ALLOTMENT OF EWS UNITS TO BENEFICIARIES:
• APPLICATION
• Beneficiaries apply for the units with all the details like Income,Work,Family,Existing
STEP 1 Shelter and other legal information.
• RECORD OF APPLICATION
• AUDA EWS Housing Department keeps a record of applicants with category
STEP 2 distribution of General, SEBC,SC,ST,PH.
• COMPUTERISED DRAW
• AUDA makes a Computerised Draw for the Available Units (Say 6000), Succesful
STEP 3 Applicants are again listed as per their Category.
• SALE DEED AND BANK LOAN

• Auda arranges a long term loan for the beneficiaries and also takes a certain amount
STEP 4 at the time of allotment of unit.
• BIOMETRIC VERIFICATION SYSTEM

• The thumbprints of beneficiaries are taken as biometric verification so that afterwards
STEP5 there is no problem of illegal occupancy.

ADVANTAGES OF THE EWS HOUSING SCHEMES:
 EWS housing in Ahmedabad helps in reducing slums and stops slum growth in
the city.
 AUDA provides well-planned infrastructure facilities like water supply, Drainage,

electricity, paved area, schools, Commercial areas, ring road connectivity to the
beneficiaries.
 A person from economically weaker section can have his own house at a
subsidized rate / within affordable limits.
 AUDA provides the land totally free of cost with no other legal problems and
construction problems.
 People need not to migrate in a big city and live in slum.
 EWS families can enjoy the entire good regulated life and good environment free
from filth & dirt, etc.
 AUDA also arranges facility of finance for construction of houses through banks.
These are returnable loans in instalments of 15 years, but with a condition that a
down payment is made by beneficiary at the time of booking the land.

KRISHNADHAM EWS HOUSING PROJECT

 T.P. Scheme No. = 25
 F.P. No. = 271
 Plot Area = 109705 sq.mt. / 10.97 Hectare
 Total Area of the T.P. Scheme: 125 Hectare / 308 Acre
 Total No. of Units: 5056
 Reserved land in % EWS = 8.78
Location of the Project:
KRISHNADHAM EWS HOUSING PROJECT, PRAHLADNAGAR
 Total No. Of Buildings: 158

 Storey Details: Ground + 3
 No. of units per building: 32
 Built-Up Area of One Unit: 20.87 sq.mt.
 Carpet Area of the Unit: 18.90 sq.mt.
 Total No. of Units in Krishnadham-1: 2080
 Total No. of Units in Krishnadham-2: 2976

KRISHNADHAM HOUSING
PROJECT
Prahladnagar T.P. Scheme Map (Source: AUDA)

% Land Distribution For Prahladnagar T.P. Scheme

Play Ground, 5.4
Roads, 14.3
Neighbourhood
Centre, 8.7 Original Owners,
54.7
Parks-Gardens, 6.32
SEWS
Housing,
8.78
Sale Commercial ,
3.2 Sale Residential, 7.3
Chart showing % reservation of Land in the T.P. scheme for Public Purpose
including SEWS housing as a social Infrastructure.

TYPICAL FLOOR PLAN OF EWS DWELLING UNITS
(Source: HCP-DPM)

 The entire project is constructed in modules of 4 storied buildings with 8 dwelling

units in each floor comprising of 32 dwelling units in each building.
 Each dwelling unit consists of 20 sq.m. consisting of Living Room, kitchen

Bathroom & WC etc.
AMENITIES:
The following amenities are there in the project:

 Open Green space.
 Open paved spaces.
 School
 Commercial complex housing shops for Provisions, communication, education
medical etc.
 Area Lighting
 Water Supply
 Sewerage
 Storm Water Disposal

COST ESTIMATE:
For one block of 32 Units,
 The cost of Construction with internal Plumbing System = Rs. 35, 75,332. (As per
S.O.R. 2006-07)
 Total Cost of Drainage Line within the Plot for 32 Units = Rs. 35,450.
 Total Cost of Storm Water Line within the plot for 32 Units = Rs. 5,000.
 Total Cost of Water Supply line within the plot for 32 Units = Rs. 1, 13,000.
 Total Cost of Construction of Internal Roads within the Plot for 32 units =
Rs.75,950.
 Total Cost of Streetlight Within the Plot for 32 Units = Rs.75,950.
 Therefore, Total Cost of 32 Units with all Infrastructure facilities = Rs. 38, 10,882.
 Additional 3 % Administrative & other Charges = Rs. 1,14,326.
Total Cost of 32 units = Rs. 39,25,208.
Therefore, Cost/ Unit = Rs. 1,22,662.
Cost per Sq.m. (without Infrastructure facilities only with internal plumbing)
= Rs. 5353.00
Total Cost of Krishnadham Project: Rs.62.02 Crores.

ALLOTTMENT OF SEWS HOUSING:
 At present AUDA has stopped distributing forms for EWS housing and no new
applications are registered.
 The income limit for EWS category person shall be less than Rs.30,000 per
annum.
The statistics of pending applications are listed below.
CATEGORY APPLICANTS
General 2667
SEBC 2812
SC 2341
Physically Handicapped 191
Total 8011
 If for the construction of EWS housing, slums are removed than those people
residing in the slum directly gets their house in housing scheme of AUDA, they do
not have to go through the computerised lottery procedure.

OTHER INITIATIVES BY AUDA:
 AUDA adopted Aluminium Formwork system for construction of RCC units.
 The housing units are rigid reinforces box structures which has no joints and is
quite resistant to seismic condition.
 Aluminium formwork is cost-effective and less time consuming. It also gives the
building a very good finish and no need to plaster the walls.
 Maintenance of House is easy and cleanliness is also achieved.
 Due to aluminium formwork structures are completed at the rate of four days per
floor.
MAINTANENCE OF THE UNITS:
 Earlier AUDA used to maintain the colonies itself but now under a new initiative,
maintenance cost- which is a nominal sum is collected from residents.
 One co-ordinating officer is appointed for each housing colonies and who is in
constant contact with the owners.
 The maintenance fee is added in the instalment and the co-ordinating officer is
responsible for its collection.
SOCIAL BENEFITS:
 AUDA allots houses in joint names of husbands and wife, the first name being the
wife’s. This does not allow the husband to sell off the property without her
consent.
 At the time of allotment AUDA takes a photograph of the family and biometric
data of the owners. These are verified during checks conducted time to time by
inspectors carrying portable biometric machines.

CASE STUDY – 2: RAJATHAN STATE

EWS/LIG HOUSING THROUGH AFFORDABLE HOUSING POLICY-2009
JAIPUR DEVELOPMENT AUTHORITY
 Rajasthan has current urban population of 1.79 crores which is expected to grow
about 2.27 crores up to 2021.
 The state has a current housing shortage of 10.7 lakh units and it can reach up to
17 lakh in 2021 if the issue is not treated.
 State launched “Sahbhagita Avas Yojana” to promote EWS/LIG housing through

private participation.
 Rajasthan state targets 1, 25,000 houses for EWS, LIG, MIG category to be
constructed within the period of years 2009-2012.
AFFORDABLE HOUSING POLICY (PPP MODEL)
 A special nodal agency called “Avas Vikas Limited” was formed which completely
looks towards planning, development, bidding and execution of EWS/LIG units
through Affordable Housing Policy.
The policy comprises of 5 models.

1. Mandatory Provisions
2. Private Developers on land owned by them
3. Private Developers on acquired land
4. Private Developers on Government Land
5. Slum Housing
Model No.2, 3 & 4 is explained as below:
Model No.2 = Private Developers on land owned by them
 Selected Developer to take up construction of EWS/LIG/MIG-A flats on minimum

52 % of land.
 Built-up EWS/LIG/MIG-A flats to be handed over to the nodal agency at pre-
determined rates, which is allotted to the beneficiaries through lottery system.
 Developer is free to construct MIG-B/HIG flats on remaining land.
 Several Incentives offered to developer.
 A minimum of 5 acre land is required.

Model no.3 = Private Developers on acquired land
 Selected developer can take up construction of EWS/LIG/MIG-A flats (G+3) on

the land acquired by ULB/ JDA.
 Land would be made available to developer on payment of compensation (Land
acquisition cost + 10 % Administration Charges)
 Developer has to hand over the EWS/LIG/MIG-A flats to Nodal agency at pre-
determined cost.
Model No. 4 = Private Developers on Government Land
 Earmarked Govt. land to be offered free of cost to the developer to be selected

through open bidding process.
 Developer shall be free to use the remaining land as per his choice for residential
purpose with 10 % for commercial use.
 Developer quoting maximum no. of EWS/LIG/MIG-A units free of cost to
JDA/ULB will get the project. (G+3 Format)
INCENTIVES TO THE DEVELOPER:
 FAR = Double of the permissible FAR

 Additional FSI can be converted into T.D.R. which developer can use in his other
scheme.
 Additional 0.5 FAR for timely completion of EWS/LIG units.
 External Development Charges = Zero
 Building Plan Approval Fees = Zero
 Agricultural Land Conversion Charges = Zero
 Fast Track Approval of the Project – Within 30 Days
 Buy back of the Flats by the nodal Agency of the State Govt. at Pre-Determined
Price i.e. Rs. 750/ sq.ft. on super built up area for EWS/LIG and Rs. 1000/ sq.ft.
for MIG-A.
 EWS – 325 sq.ft. (30.19 sq.mt.) - Cost Rs. 2,40,000. (Super Built-up)
 LIG – 500 sq.ft. (46.45 sq.mt.) - Cost Rs. 3,75,000.
 MIG-A – 700 sq.ft. (65.03 sq.mt.) – Cost Rs. 7,00,000.
 The sides/rear setbacks are also relaxed up to minimum 3 mt. On EWS/LIG

housing plot.

ELIGIBILITY OF THE DEVELOPER:
 Minimum 3 years of experience as developer in Building Works (Good record)

 Total Net worth of last three years = min. 10 % of project cost
 Should have executed 2.0 Acre of Residential or Commercial Development
 JV or SPV is also eligible
CRITERIAS FOR SELECTION OF AFFORDABLE HOUSING SITE
 Proper approach
 Availability of Local Public Transport
 Availability of Water & Electricity
 Primary School to be near Vicinity
 Primary Health Centre facility nearby
AGENCIES INVOLVED IN ANY AFFORDABLE HOUSING PROJECT:
AVAS VIKAS JDA/ ULB

LIMITED
PRIVATE
DEVELOPER

FLOW CHART FOR MECHANISM OF THE HOUSING DEVELOPMENT
E.O.I. By AVL for Invitation Of Proposals
Short Listing of Proposals by AVL
Enlisting of Successful Developers for the

scheme by AVL
Proposal for Development of the scheme by

successful developer to AVL
Invitation for the booking

Issuance of approval by the State Govt. for EWS/LIG flats by AVL
Scheme to be submitted to JDA by the

Developer
Approval of Proposal by JDA within 30 days
Commencement of work at site
Handling over the units to AVL

TRI-PARTY AGREEMENT:
There is an agreement done between selected developer, JDA and Avas Vikas
limited which defines conditions, responsibilities of the developer, quality of work &
quality of materials used and roles of JDA and AVAS VIKAS LIMITED in the project.
TIME ALLOWED FOR COMPLETION OF THE PROJECT:
EWS/LIG Flats 200 nos. - 01 Year

EWS/LIG Flats 400 nos. - 02 Years
EWS/LIG Flats 600 nos. & above – 03 Years
RESPONSE BY THE DEVELOPERS:
Throughout the state -

75 Developers submitted detailed proposals for Model No. 2
65 Developers Submitted detailed proposals for Model No. 3 & 4
Details of Registration Received:
Total Flats Applications received (April 2010)

City
EWS LIG MIG TOTAL EWS LIG MIG TOTAL
Jaipur 5616 3168 1444 10228 4019 1776 988 6783
Chaksu 2272 1493 448 4213 981 429 95 1505

Bhiwadi 1944 1360 542 3846 687 411 193 1291
Kuchaman 496 288 96 880 334 119 24 477
Ajmer 240 192 112 544 491 218 91 800
Dausa 208 112 128 448 187 51 18 256
Udaipur 256 128 48 432 806 690 341 1837
Grand
11032 6741 2818 20591 7293 3499 1660 12452
Total

COST OF UNITS:
TO AVAS VIKAS LIMITED (NODAL AGENCY)
Category Super Construction Amount Part Subsidy amount Sale value

Built-Up cost paid to (Lacs) given by GOI passed allowed to be
Area developer on to beneficiary charged
EWS 325 750 2.40 0.50 1.90
LIG 500 750 3.75 0.50 3.25
MIG-A 600 Decided by 6.00 - -
the developer
(Not
exceeding
1000 rs./sq.ft)
(Source: Affordable Housing Policy-2009)
TO BENEFICIARY
Category Sale Super Income Affordable 40 % EMI EMI to be

Value Built up Category EMI (40 % ceiling as per charged after
fixed area p/m) GOI Interest
(Lacs) subsidy by
GOI
EWS 1.90 325 0-3300 1320 1300 1000
LIG 3.25 500 3301- 1320-3000 2500 2200
7500
(Source: Affordable Housing policy -2009)

OTHER INITIATIVES:
Stamp Duty Reduction:
 EWS Unit: 10 Rs./Flat
 LIG Unit: 25 Rs./Flat
Mandatory Environmental Requirements in any Affordable Housing Scheme:
 STP
 Rain Water Harvesting
 Wastewater Recycling & Reuse
 5 % Parks
 Two wheeler Parking
Participation of NGO’s:
 Identification of beneficiary for affordable housing.
 Giving Information to the beneficiary about government’s affordable housing

initiatives.
 Helping him/her in procurement & filling application forms.

SWARN-VIHAR RESIDENTIAL SCHEME BY JDA
 Location: Near Muhana Terminal, Zone-8, Jaipur.

 Total Scheme Area : 52.64 Hectare / 130.08 acre
AREA DISTRIBUTION
AREA (SQ.MT.) % LAND

SCHEME AREA 526438.85 100
RESIDENTIAL PLOTS 75055.85 14.26
GROUP HOUSING 82811.25 15.73
EWS HOUSING 40659.14 7.72
COMMERCIAL 63654.72 12.09
PARK 54581.76 10.37
SMASHAN GHAT 22228.35 4.22
RESERVED 3329.81 0.63
ROAD 184118 34.97
(Source: JDA)
% LAND RESERVATION FOR SWARN

VIHAR
RESIDENTIAL
PLOTS
ROAD
14%
35%
GROUP
HOUSING
16%
RESERVED
PARK EWS HOUSING
1%
10% 8%
SMASHAN GHAT
4% COMMERCIAL
12%
PLOTS FOR SALE (LOTTERY BASES):
Type of Plot Size of Plots No. of Plots

A 15 X 25 mt. 81
B 12 X 21 mt. 86
C 09 x 18 mt. 59
D 07 X 14 mt. 90
Total 316
Sale prices are fixed (6200 rs. /sq.mt.) For the residential plot of each category and it
is sold through lottery system.

FLOW CHART SHOWING MECHANISM OF GROUP HOUSING DEVELOPMENT

FOR SWARN VIHAR
Development and planning of residential scheme on govt. Land/JDA
All residential plots to be sold through lottery
Group housing Plots + Dedicated EWS Housing Land to be given to selected

developer through bidding process
Tri-Party Agreement
As per Model No.4 Developer will construct group housing with minimum 50 %
EWS and 30 % LIG housing + Internal Infra. Dev.
Developer will get the incentives
After Construction Developer will hand over EWS/LIG/MIG-A units as per quoted
and other to sell off at his own
JDA will give EWS/LIG units at subsidized rate to beneficiaries

(Source: JDA)

(Source: JDA)
Construction Specifications
 Aesthetically designed master plan with tree lined avenues

 Ground+ 3 building with beautifully landscaped courtyards
 Eco-friendly green development
Facilities as per town planning norms:

 Hospital /school (need based)
 Bus stop (need based)
 Parks/open spaces

COMPARITIVE ANALYSIS OF TWO MODELS FOR AFFORDABLE HOUSING
STATE  GUJARAT RAJASTHAN

Criteria
Land Acquisition
% Land Reserved for

EWS Housing
Private Intervention in
Project
Model Mechanism
Design of Units
Construction
Specifications
Is there any special

nodal agency?
Eligibility of
Developers
Amount of Units
allotted
Allotment Method to
Beneficiaries
Amount of time spend

for allotment
Housing finance
mechanism to
Beneficiaries
Cost to Developer
Cost to ULB
Cost to Beneficiaries
Internal Infrastructure
Facilities provided
Any other Initiatives

REFERENCES (For Gujarat Model):
 Cost Effective Housing for Urban Poor, AUDA

 Construction of Urban Poor Housing in Peripheral Areas of AUDA
 Land Reservations for the Urban Poor: Case of Town Planning Schemes in
Ahmedabad, School of Planning, CEPT
(For Rajasthan Model)
 Affordable Housing Policy,2009

 Jaipur Development Authority (JDA)
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AFFORDABLE HOUSING DEVELOPMENT

ABHISHEK K. BHATT (UC 0506)

UNDER THE GUIDENCE OF:

PROF. JIGAR PANDYA (VISITING FACULTY-CPM, CEPT)

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

CASE STUDY -1: GUJARAT STATE

 Inadequate housing stock & inadequate infrastructure facilities resulted into

 The projected population of Ahmedabad in 2035 is 10 to 11 million so to prevent

T.P. SCHEME MECHANISM:

EWS HOUSING FOR THE URBAN POOR:

YEAR DWELLING UNITS

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

MECHANISM OF DEVELOPMENT OF HOUSING FOR SEWS:

• PLANNING & DESIGN

• NOTICE INVITING TENDER

• HANDING OVER THE DWELLING UNITS TO AUDA

MECHANISM OF ALLOTMENT OF EWS UNITS TO BENEFICIARIES:

• SALE DEED AND BANK LOAN

• BIOMETRIC VERIFICATION SYSTEM

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

ADVANTAGES OF THE EWS HOUSING SCHEMES:

 AUDA provides well-planned infrastructure facilities like water supply, Drainage,

 People need not to migrate in a big city and live in slum.

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

KRISHNADHAM EWS HOUSING PROJECT

Location of the Project:

KRISHNADHAM EWS HOUSING PROJECT, PRAHLADNAGAR

 Total No. Of Buildings: 158

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

Prahladnagar T.P. Scheme Map (Source: AUDA)

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

% Land Distribution For Prahladnagar T.P. Scheme

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

TYPICAL FLOOR PLAN OF EWS DWELLING UNITS

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

 The entire project is constructed in modules of 4 storied buildings with 8 dwelling

 Each dwelling unit consists of 20 sq.m. consisting of Living Room, kitchen

The following amenities are there in the project:

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

Total Cost of 32 units = Rs. 39,25,208.

Therefore, Cost/ Unit = Rs. 1,22,662.

Total Cost of Krishnadham Project: Rs.62.02 Crores.

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

ALLOTTMENT OF SEWS HOUSING:

The statistics of pending applications are listed below.

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

OTHER INITIATIVES BY AUDA:

 AUDA adopted Aluminium Formwork system for construction of RCC units.

 Maintenance of House is easy and cleanliness is also achieved.

MAINTANENCE OF THE UNITS:

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

CASE STUDY – 2: RAJATHAN STATE

 State launched “Sahbhagita Avas Yojana” to promote EWS/LIG housing through

AFFORDABLE HOUSING POLICY (PPP MODEL)

The policy comprises of 5 models.

Model No.2, 3 & 4 is explained as below:

Model No.2 = Private Developers on land owned by them

 Selected Developer to take up construction of EWS/LIG/MIG-A flats on minimum

CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)

Model no.3 = Private Developers on acquired land

 Selected developer can take up construction of EWS/LIG/MIG-A flats (G+3) on

Model No. 4 = Private Developers on Government Land

 Earmarked Govt. land to be offered free of cost to the developer to be selected